Filing the Stamp Duty Land Tax (SDLT) return online is convenient, efficient and reliable - and cuts out mistakes and paperwork.
In order to file online you first need to register with the HM Revenue & Customs (HMRC) Stamp Taxes online service. Once registered you can file your returns online using either HMRC's free SDLT Online product or using commercial software.
This guide explains how the registration and activation processes work and what information you'll need to have to hand.
On this page:
If you are already registered and enrolled as an agent or organisation to use another HMRC online service, you can enrol for Stamp Taxes Online using your existing User ID and password.
This is a very quick and easy process:
You will only be able to submit SDLT returns to HMRC when you have received an Activation Code (also known as Activation PIN). You should receive this within seven days of adding the service.
When you receive the Activation Code, log back in to the service and select the 'Activate service' link and follow the on-screen prompts. Once the service has been activated you can destroy the Activation Code as you will not need it again.
Stamp Taxes online service is available to agents, solicitors and organisations. If you have not registered for HMRC Online Services you will need to do so before you can enrol for Stamp Taxes online service.
Note that individuals not represented by a solicitor, agent or legal conveyancer need to submit paper returns manually.
When going through the registration process, HMRC will ask you for details about you or your company, so make sure you have them to hand before starting. This is either:
Just one person in the organisation needs to register. Once registered they can add other people in the organisation to access, edit and complete SDLT transactions but note that each user needs their own individual password.
The following are the main stages in the registration process. To see a step-by-step demonstration, use the link at the end of this section.
You will receive a letter from HMRC containing an Activation Code, also known as an Activation PIN. Use this to access the HMRC Stamp Taxes online service for the first time. Note that the Activation Code will be sent to the contact name and address HMRC holds for tax purposes for your business. It is important that you make that person aware that they will be receiving the Activation Code as you will need this to activate the service.
You can view HMRC's online registration demonstrator by following the link below.
View an online demonstration of the registration process
Contact details for the Stamp Taxes Helpline
The online registration process only takes a matter of minutes but before you can start using the service, you'll need to wait for an Activation Code which HMRC will send by post. This will arrive within seven days of your registration. Therefore don't leave registration until the last minute before completing an SDLT transaction.
Bear in mind that the Activation Code is only valid for 28 days, see the section below.
To activate the service, log on to Stamp Taxes Online and enter your User ID and password. You will then be asked to type in the Activation Code.
You must do this within 28 days of receiving the Activation Code, or you will have to request a new one.
Once you have activated your Stamp Taxes online service, you will be able to use it to complete, edit and store SDLT transactions.
You can add additional users. Each user needs to activate and use their own User ID and password as this is more secure and makes identification easier when users call the Online Services Helpdesk.
You'll find links on the online services homepage to step-by-step information explaining what to do if you lose any of these key pieces of information. Here is a summary:
You can contact the Online Services Helpdesk by email or telephone.
Contact details for the HMRC Online Services Helpdesk
If you are a local authority or government department and you want to register to file online there are special arrangements in place. These arrangements also apply to organisations not registered with Companies House and who are not registered either as a Self Assessed Partnership or Trust.
In these situations you will need to write to HMRC for a reference number. They will ask you for more details about the organisation, it's useful to keep a copy as you'll need this information again when you register. HMRC will allocate a number to you similar to the format normally used for Self Assessment Partnerships. It is referred to as a Self Assessment UTR Partnership Reference and you will be able to use this to register and enrol for the HMRC Stamp Taxes Online service.
When you receive the reference number from HMRC you follow the same steps in the earlier section 'How the registration process works' using the details you provided to HMRC.
To obtain a reference number please write to Birmingham Stamp Office.
