When Do I Pay Stamp Duty?

The 14-Day Deadline

In England and Northern Ireland, Stamp Duty Land Tax (SDLT) must be paid within 14 days of the "effective date" - usually the completion date when you receive the keys. Use our stamp duty calculator to work out exactly how much you'll need to pay.

This deadline is strict and applies regardless of whether you're a first-time buyer, moving home, or buying an investment property. The clock starts ticking from the moment completion happens, not from when you exchange contracts or when you receive confirmation of the transaction.

Completion is the day the full purchase price reaches the seller, legal ownership passes to you and you get the keys. The 14-day countdown begins on the completion date itself (day zero), so if you complete on 1st March, your SDLT return and payment must reach HMRC by 15th March. If the 14th day falls on a weekend or bank holiday, the deadline does not roll forward: HMRC requires the payment to reach it by the end of the previous working day, so a deadline landing on a Sunday effectively means the Friday before.

How Long Do You Have to Pay Stamp Duty?

You have 14 days from the effective date to both file the SDLT return and pay the tax. Since the effective date is normally completion, that means 14 days from the day you get the keys. Filing and payment share the deadline: there is no separate, later date for the money.

In practice your solicitor files and pays well inside the window, usually within a few days of completion, using funds you transferred to them beforehand. If you cannot fund the tax by then, note that the deadline cannot be extended: stamp duty cannot be paid in instalments and there is no application for more time on an ordinary purchase.

Exchange vs Completion: When the Clock Starts

In most UK purchases, exchange of contracts and completion happen on different dates, typically one to four weeks apart. Exchange makes the contract binding, but no tax is due and nothing is filed. The SDLT deadline runs from the effective date, which is the earlier of completion and the date the contract is substantially performed (section 44 of the Finance Act 2003). A contract is substantially performed before completion if you take possession, at least 90% of the price has been paid or, on a lease, the first rent payment is due.

Property Purchase Timeline

What Happens If You Pay Late?

Missing the 14-day deadline costs you in two separate ways. Read our detailed guide on SDLT deadline penalties. Filing the return late triggers automatic penalties. Paying the tax late triggers interest, not a separate penalty. Both can apply to the same transaction.

The two charges stack. For example, if you owe £50,000 in SDLT, file the return late, and the tax is still unpaid 6 months after the deadline, you'll face:

• £200 fixed late filing penalty (more than 3 months late)
• About £1,938 in interest (£50,000 × 7.75% × 6/12)
• Total additional cost: about £2,138

If the return is still outstanding at 12 months, the tax-geared filing penalty of up to 100% of the SDLT can be added on top.

How to Pay SDLT

Most buyers never directly pay SDLT themselves - their solicitor or conveyancer handles both the return filing and payment as part of the conveyancing process. However, it's useful to understand how the payment works:

Payment Methods Accepted

• Bank transfer: Most common method used by solicitors. CHAPS and Faster Payments usually arrive the same or next working day; Bacs takes 3 working days. HMRC advises checking your bank's own transaction limits first
• Online: Approve a payment through your online bank account, or pay by debit card or corporate credit card (a non-refundable fee applies to card payments)
• Cheque by post: Payable to 'HM Revenue and Customs only', though this method is rarely used due to postal delays

Solicitor Handling Payment

When your solicitor handles payment (the standard approach):

• They will request SDLT funds from you before completion
• The money is held in their client account
• They complete the SDLT return online after completion
• Payment is made to HMRC via bank transfer within the 14-day window
• You receive a copy of the SDLT5 certificate for your records

See our complete SDLT filing guide for more details on the process.

When You Do NOT Need to Pay

While most property purchases trigger SDLT, there are important exceptions where no payment is required:

Even when no SDLT is due, you may still need to file a return in certain circumstances. Your solicitor will advise on whether a nil return is required.

Scotland and Wales Deadlines

Scotland and Wales operate their own property transaction tax systems with different deadlines from England and Northern Ireland:

The longer 30-day deadline in Scotland and Wales provides more breathing room than the 14-day England/NI deadline, but the penalty structure is similar if you miss it.

Worked Example: Timeline from Offer to Payment

Here's a realistic timeline showing when SDLT is due in a typical house purchase:

In this example, the solicitor filed and paid well within the deadline. The buyer was asked to transfer the SDLT amount to the solicitor's client account a few days before completion to ensure funds were available.

Frequently Asked Questions About Stamp Duty Payment

Want to spread the cost? See can I pay stamp duty in instalments.