By Umesh JyaniLast reviewed June 2026
Stamp Duty Deadline: 14 Days to Pay (and Penalties if Late)
You must file your SDLT return and pay stamp duty within 14 days of completion in England and Northern Ireland. What happens if you miss the deadline, and who actually pays.
Stamp duty is due fast. You have 14 days from completion to file your SDLT return and pay HMRC. Miss that window and penalties plus interest start accumulating.
In practice your solicitor handles this — but it is your legal obligation, and late payment ultimately sits with you as the buyer.
What “completion” means
Completion is the day the transaction completes — when the money transfers and you get the keys. The 14-day clock starts then, not from exchange of contracts or mortgage offer.
Work out what you owe before that day using our stamp duty calculator so there are no surprises on the completion statement.
Who files and pays
Your conveyancer or solicitor typically:
- Calculates SDLT (you should cross-check)
- Files the SDLT return online with HMRC
- Pays from funds you transferred before completion
If you buy without a solicitor — strongly discouraged — you must file yourself.
Penalties for late filing
HMRC charges an automatic £100 penalty if the return is late, with further penalties if the delay continues. Interest accrues on unpaid tax from day 15.
Solicitors occasionally miss deadlines in busy periods. If you are self-managing any part of the process, put the filing date in your calendar the day you exchange.
Paying from your mortgage
Some buyers add SDLT to their mortgage borrowing. The tax is still due within 14 days — your solicitor pays HMRC while the mortgage funds arrive at completion. Speak to your lender about whether borrowing for SDLT affects affordability checks.
Zero tax still needs a return
Even when SDLT is £0 — for example a £100,000 first home in some cases — a return may still be required. See when you pay no stamp duty.
Scotland and Wales
LBTT in Scotland and LTT in Wales have their own filing systems and deadlines (also typically 30 days in Scotland — check current Revenue Scotland guidance). Use our LBTT and LTT calculators for amounts.
Before completion checklist
- Confirm SDLT figure with our calculator at your agreed price
- Check whether additional property or non-resident surcharges apply
- Ensure your solicitor has cleared funds including SDLT before completion day
- Ask for confirmation the return was filed within 14 days
Official source: gov.uk SDLT guidance.
Work out your stamp duty
Use our free calculators to see the exact bill for your purchase price, including any reliefs or surcharges that apply.