Stamp Taxes Online Service (Technical)

Contents

Who can use stamp taxes online?

The service is designed for the professional user whether they are an agent acting on behalf of a purchaser or organisations acting as self-conveyancers filing their own returns when buying property for the organisation.

Is stamp taxes online secure?

Access to data is through the use of a User ID and Password. All data filed online is encrypted to the highest possible level.
For any further details on this subject please contact our Online Services Helpdesk.

Do I need to register to use stamp taxes online and how do I do this?

Yes. To file returns over the Internet, you must first register and then activate the stamp taxes online service. To register for the service, go to the online services login page.

When you register you will need to provide information about your firm or practice such as your Self Assessment or Company House reference numbers and postcodes.

Upon successful registration, you will receive a stamp taxes online reference number (STORN) generated by the online system. This will be displayed on screen - please make a note of it and quote it whenever you contact us.

Before you can file your return online you will need to activate the service. You will receive an Activation PIN (a twelve-character security code) to do this. The Activation PIN will be sent by post to the contact / address we hold for tax purposes for your business from the Government Gateway within 7 days of registering. When you receive it you will need to login to the service using your User ID and Password (created when you registered as an online service user) and activate by entering the PIN when told to do so. You must activate the service within 28 days of the date on the Activation PIN letter. Once you have successfully activated the service you will not need your Activation PIN again.

What details do I need to register for Stamps Taxes Online as a Limited Liability Partnership?

You will need to register for the service with your partnership Self Assessment Unique Taxpayer Reference and Postcode.

Why should I use stamp taxes online?

Use of the Internet for business is a fast growing area. Our stamp taxes online service provides a secure method of viewing your data and filing your land transaction return online.

It allows you greater convenience - you can file returns any time day or night. The service is easy to use, and the software will usually calculate the tax liability for you.

What is a stamp taxes online reference number (STORN) and when will I need to use it?

When you register for stamp taxes online you will be allocated a STORN number. This will be displayed on screen. You need to make a note of this reference number and quote it whenever you contact us. Each time a transaction is notified and filed online, the system will match it with the STORN, already allocated to you upon registration - ensuring the highest level of security. If you use a 3rd party product please consult your software provider for guidance.

Who will the Activation PIN be sent to?

The Activation PIN will be sent to the contact name and address we hold for tax purposes for your business, such as your Company Secretary / Financial Director or Company Accountant. It is important that you make them aware that they will be receiving the Activation PIN, which you will need to activate the service.

How long will it take to receive my Activation PIN?

It will take 4 -7 days to receive your Activation PIN.

Do I need software to file my stamp duty land transaction (forms land transaction 1,2,3 & 4) return online?

Yes. You can choose to use HMRC's online tax return - land transaction product or 3rd party software that has successfully passed our testing procedures. Details of software available are listed on the HMRC website.

When is the stamp taxes online service available?

You can file a return at any time of the day or night.

We aim to provide continuous availability of our online services. However, there will be occasions when the services are not available because:

  • we are upgrading the system
  • we have planned maintenance to ensure the resilience of our services

We do plan these occasions outside normal working hours wherever possible. Service availability is subject to change so please check these pages regularly.

Is there anything else I need to know about the online submission receipt and Unique Transaction Reference Number (UTRN)?

The online submission receipt will include a UTRN in the format 123456789MA. Our system will link the UTRN with the information included on the land transaction return, therefore you will need to include your UTRN when making payment, so that the payment can be matched to the return. See How do I pay the land transaction tax due?

You must also note this UTRN for any queries or correspondence with the Stamp Office about a particular transaction.
The online receipt will also include a 32-character submission number. This is a guarantee that the information received by HMRC is the same as that submitted by the customer and may need to be produced for any Compliance enquiry.

If you require any further information about the online submission receipt or UTRN, please contact our Online Services Helpdesk.

I have submitted a return and the system states 'awaiting confirmation', what does this mean?

Currently a small percentage of cases, the system will not provide an immediate certificate and UTRN. In these cases there is a time delay and you should receive your certificate and UTRN within 24 / 48 hrs. If you have not received your certificate and UTRN within 48 hrs please contact the online services helpdesk on 0845 6055 999.

We are working with our IT partners to resolve this issue, we will inform you at the earliest opportunity as soon as this is resolved.

How do I set up users and assistants for Stamp Taxes Online?

You will need to log in to the Government Gateway, where you have the option to:

  • Add 'Users' by selecting 'Manage users'. Users can submit SDLT returns online and create or delete other Users and Assistants
  • Add 'Assistants' by selecting 'Manage assistants'. Assistants can submit SDLT returns online.

Who should I contact if I have problems filing the return online?

If you experience any problems filing your return online contact the Online Services Helpdesk.