HMRC Enquiries into SDLT Returns

(HMRC Compliance)

Comment: HMRC enquiries into Stamp Duty Land Tax (SDLT) returns involve a structured process similar to direct tax returns. This process is guided by the Finance Act 2003.

Key Points

  • Initiating the Enquiry: HMRC issues a notice of enquiry to the purchaser within the enquiry period.
  • Enquiry Period: Generally nine months from various key dates, depending on the filing status.
  • Completion of the Enquiry: Concludes with HMRC issuing a closure notice.
  • Amendments and Scope: Enquiries can be confined to amended issues after the normal period ends.

Main Principles

  1. Timing and Notification: HMRC must act within specific periods to initiate an enquiry.
  2. Enquiry Limits: Scope is limited to issues directly related to amendments if initiated post the normal enquiry period.
  3. Closure Process: A formal closure notice ends the enquiry, ensuring clarity and resolution.

The process for HMRC (HM Revenue and Customs) to enquire into a Stamp Duty Land Tax (SDLT) return follows a structure akin to that of direct tax returns, as detailed in Finance Act 2003, Schedule 10, Part 3. The process:

  1. Initiating the Enquiry:
    • HMRC initiates the enquiry by issuing a notice of enquiry to the purchaser.
    • This must be done before the end of the enquiry period.
  2. Enquiry Period:
    • The enquiry period typically lasts nine months from specific dates depending on the filing status of the return:
      • On-time Filing: Nine months from the filing date, which is 14 days after the effective date of the transaction.
      • Late Filing: Nine months from the actual date of filing.
      • Amended Return: Nine months from the date of the amendment if the return is amended by the purchaser.
  3. Completion of the Enquiry:
    • The enquiry concludes when HMRC issues a ‘closure notice’.
    • A closure notice can be issued if HMRC are satisfied that the enquiry is complete or if the Tax Tribunal directs HMRC to close the enquiry upon the purchaser’s application.
  4. Amendments and Enquiry Scope:
    • If the enquiry notice is prompted by an amendment to the return and the normal enquiry period for the original return has expired (or if an enquiry into the original return has been completed), the enquiry is confined to issues related to or affected by the amendment (as per FA 2003, Schedule 10, paragraph 13(2)).
    • Beyond these time limits, HMRC can only address potential underpayment of tax through a ‘discovery assessment’.

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Example Scenario: Time Limits for Enquiry into Return

(HMRC Compliance>HMRC Enquiries into SDLT Returns)

➤ HMRC has set periods for launching enquiries, which when past, restrict them to only amended aspects, while closure notices formally end enquiries.

Background:

  • Transaction Date: 1 March 2021
  • Entities Involved: Hattie Ltd (purchaser) and Eric Ltd (seller)
  • Payment Details: Hattie Ltd assumes debts of £2 million and issues shares worth £1 million to Eric Ltd.
  • Property Valuation: The business includes a commercial property initially valued at £1.5 million.

Filing and Amendment Timeline:

  • Original SDLT Return: Filed by Hattie Ltd on 12 March 2021, claiming acquisition relief under FA 2003, Schedule 7, paragraph 8, and paying SDLT at 0.5%.
  • Amendment Notice: Hattie Ltd submits an amended return on 1 February 2022, reducing the property value to £1.2 million.
  • HMRC Enquiry Notice: Issued on 15 February 2022.

Enquiry Period Analysis:

  • The normal enquiry period for the original return expired on 15 December 2021 (nine months after the filing date of 12 March 2021).
  • Since the enquiry notice was issued following the amendment and after the normal enquiry period had ended, the enquiry is restricted to matters related to the amendment.
  • Specifically, the enquiry can address the revised valuation of the property but cannot question the availability of acquisition relief.

Key Points:

  • Enquiry Timing: HMRC must act within specific periods to commence an enquiry.
  • Scope Limitation: Enquiries related to amendments are restricted to the amendment itself and its direct implications.
  • Closure Mechanism: The closure notice marks the formal end of an enquiry, either by HMRC’s satisfaction or Tribunal direction.

This process ensures that both HMRC and taxpayers have a clear framework and timeline for addressing any discrepancies or issues related to SDLT returns.

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HMRC Document and Information Requests

(HMRC Compliance>HMRC Enquiries into SDLT Returns)

➤ HMRC can request documents from purchasers and third parties with at least 30 days’ notice, subject to oversight, appeal rights, and penalties for non-compliance.

Overview

When conducting an enquiry, HMRC (HM Revenue and Customs) has the authority to demand documents and information from relevant parties. This process is subject to certain conditions and rights, as outlined below.

Notice Period

  • HMRC must provide at least 30 days’ notice before requiring the submission of documents and information.

Appeal Rights

  • The purchaser has the right to appeal against HMRC’s demand for documents and information.
  • Detailed appeal procedures are available under a specific section dedicated to appeals.

Penalties for Non-Compliance

  • If no appeal is lodged, or after an appeal is resolved, HMRC may impose penalties.
    • Initial Penalties: Applied for failure to produce the required documents.
    • Daily Penalties: Additional penalties may be applied on a daily basis until the documents are provided.

Scope of HMRC’s Powers

  • HMRC can demand documents and information not only from the purchaser but also from third parties.
    • Third Parties Include:
      • Tax accountants
      • Other advisers

Oversight and Consent

  • The exercise of HMRC’s powers to obtain information from third parties requires oversight.
    • Oversight Bodies:
      • Tax Tribunal
      • In some cases, a judge or sheriff

Specialist Advice

  • Given the complexity of situations where HMRC exercises these powers, it is recommended that the relevant parties seek specialist advice.

Situations Beyond Scope

  • Specific scenarios in which HMRC might invoke these powers are beyond the scope of this summary and require expert legal or tax advice.

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Amendments During an Enquiry by HMRC

(HMRC Compliance>HMRC Enquiries into SDLT Returns)

➤ HMRC can amend a return during an enquiry to prevent tax loss, with written notice and appeal rights for the taxpayer.

When an enquiry into a tax return is in progress, HM Revenue and Customs (HMRC) have the authority to amend the return if they determine that additional tax is due. This measure is taken to prevent the loss of tax revenue.

Conditions for Amendment

  • Preventing Tax Loss: HMRC can amend the tax return to ensure no tax loss occurs.
  • Written Notice: A written notice of the amendment must be given to the purchaser.
  • Prima Facie Underpayment: This power is typically exercised when HMRC establishes an apparent underpayment of tax.
  • Refusal to Pay: It is commonly used if the taxpayer refuses to make an appropriate payment on account, indicating a potential risk of default.

Appeal Process

  • Right to Appeal: The purchaser has the right to appeal against the amendment to the Tax Tribunal.
  • Application for Postponement: The purchaser can apply to postpone the collection of any additional tax.

Resolution of Postponement

  • Agreement with HMRC: Postponement can be agreed upon between the taxpayer and HMRC.
  • Tax Tribunal Determination: If an agreement cannot be reached, the Tax Tribunal will determine the question of postponement.

This process ensures that while HMRC secures the collection of due taxes, taxpayers are also provided with a fair opportunity to contest amendments and seek postponement where justified.

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Amending SDLT Returns

(HMRC Compliance>HMRC Enquiries into SDLT Returns)

➤ Purchasers have 12 months to amend SDLT returns for errors, with HMRC able to reject them, requiring major changes to be filed as new returns.

Voluntary Amendments

  • Amendment Period: The purchaser has a 12-month period from the filing date to amend the return.
  • Purpose of Amendments: Amendments are typically made to correct any errors that have come to light, which may influence the penalty position.
  • HMRC’s Role: HMRC has the authority to reject amendments if they disagree with them.

Minor Amendments

  • Correction Method: Many minor amendments can be addressed by writing to the Stamp Duty Land Tax Office. Refer to Appendix A for contact details.

Major Amendments

For significant changes, such as:

  • Identity of Purchaser or Property: If the error alters who the purchaser is or what property is involved.
  • Effective Date Change: If the ‘effective date’ needs to be adjusted and this change is after the date of notification.

Steps for Major Amendments

  1. Submit a New SDLT Return:
    • File the new return online for efficiency and accuracy.
  2. Notify HMRC:
    • Send a letter to the Stamp Duty Land Tax Office (see Appendix A).
    • Include the reasons for the new return.
    • Provide the unique tax reference numbers (UTRNs) of both the correct and incorrect returns.

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Referring Matters to the Tax Tribunal

(HMRC Compliance>HMRC Enquiries into SDLT Returns)

➤ HMRC and the purchaser can refer matters to the Tax Tribunal, which issues binding decisions and can close enquiries through a formal notice, with rights for the purchaser to appeal.

  • Agreement for Referral:
    • HMRC and the purchaser have the option to agree to refer specific matters to the Tax Tribunal during an enquiry.
    • The First-tier Tribunal may pass the referral to the Upper Tribunal if deemed appropriate.
    • The decision made by the Tribunal is binding on all parties involved, subject to the usual rights of appeal through the courts.

Closure of Enquiries by HMRC

  • Notice of Closure:
    • Enquiries are typically concluded when HMRC issues a notice of closure.
    • The notice of closure is issued once HMRC is satisfied that no further amendments to the return are necessary.
    • It must clearly state whether any taxpayer amendments to the return are accepted.
  • Appealing a Closure Notice:
    • The purchaser has the right to appeal to the Tax Tribunal against a closure notice issued by HMRC.
  • Requesting a Direction to Close an Enquiry:
    • If the purchaser believes that the enquiry should be closed, they can apply to the Tax Tribunal for a direction to close the enquiry.
    • This is an alternative to waiting for HMRC to issue a notice of closure.

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Failure to Deliver a Return

(HMRC Compliance>HMRC Enquiries into SDLT Returns)

➤ If a purchaser fails to deliver a return, HMRC can issue a notice requiring it within 30 days and may impose penalties through the Tax Tribunal for non-compliance.

Notice Requirement by HMRC

  • If a purchaser fails to deliver a return, or if HMRC believes that a return should have been delivered, HMRC may issue a notice requiring delivery of a return.
  • A minimum of 30 days’ notice must be given.
  • The notice must specify the transaction in question.

Non-Compliance with Notice

  • If the recipient fails to comply with the notice, HMRC may apply to the Tax Tribunal for the imposition of a daily penalty.
  • There is no provision for appeal against the notice itself. Grounds for potential appeal might include:
    • The transaction has not taken place.
    • The transaction is not notifiable.
    • The recipient is not the purchaser.

Additional Penalties and Determinations

  • Penalties for failing to deliver a return are in addition to those automatically applied for late submission.
  • If no return is forthcoming, HMRC may determine the SDLT believed to be unpaid, treating this as a self-assessment for enforcement purposes, including interest and penalties.

Time Limits for Determinations

  • A determination cannot be made more than four years after the effective date of the transaction.
  • If the taxpayer delivers a return within 12 months after the determination notice or within four years after the original due date for the return (whichever is later), the self-assessment replaces the determination.
  • This self-assessment allows HMRC to launch an enquiry into the return.

Appeals to the Tax Tribunal

  • The taxpayer may appeal to the Tax Tribunal against the assessment on grounds that:
    • The transaction has not taken place or been substantially performed.
    • The transaction is not notifiable.
  • If the appeal is successful, it logically should displace any daily penalty for failure to comply with the notice, although the legislation does not explicitly state this.

Provision for Destroyed or Damaged Documents

  • HMRC may treat a return or any document as not having been delivered if it is destroyed or becomes illegible while in their care.
  • There are no known cases where HMRC has relied on this provision.

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Discovery Assessment

(HMRC Compliance>HMRC Enquiries into SDLT Returns)

➤ HMRC can use a Discovery Assessment to recover unpaid tax found after the usual enquiry period or if no return was filed, especially in cases of fraud or unforeseen errors.

A Discovery Assessment is a mechanism employed by HM Revenue and Customs (HMRC) to address potential tax underpayments. This assessment becomes relevant when tax irregularities are discovered outside the standard enquiry period or when no tax return has been filed. Understanding the conditions and processes associated with discovery assessments is crucial for taxpayers to ensure compliance and avoid unexpected tax liabilities.

Enquiry Period and Initial Investigations

  • Return Submission and Enquiry Period:
    • When a tax return is submitted (or deemed submitted by a determination), HMRC typically investigates any potential tax loss within the enquiry period.
    • If HMRC suspects additional tax is due during this period, they will launch an enquiry.
  • Actions During an Enquiry:
    • During an ongoing enquiry, if HMRC believes there is a risk of losing additional tax, they can amend the return. This allows HMRC to take immediate action to collect the tax owed.
  • Conclusion of Enquiry:
    • Once the enquiry period ends, or an enquiry is completed, HMRC loses the automatic right to reopen cases or seek additional tax unless specific conditions are met.

Conditions for Discovery Assessment

  • No Return Filed:
    • If no return has been made, HMRC can assess and recover any discovered underpaid tax.
  • Post-Enquiry Period:
    • When the enquiry period has passed, or an enquiry has concluded, a discovery assessment can be initiated under certain circumstances.
  • Fraud or Negligence:
    • Discovery assessments can be made to recover tax lost due to fraud or negligence by the taxpayer, their agent, or partner.
  • Lack of Awareness by HMRC:
    • A discovery assessment can also be made if HMRC, based on the information available at the end of the normal enquiry period, could not reasonably have been expected to be aware of the tax loss.

Information Considered Available

  • Sources of Information:
    • Information is considered available to HMRC if it is:
      • Contained in a land transaction return.
      • Furnished during an enquiry.
      • Reasonably inferred from the provided information.
      • Notified to HMRC by the taxpayer or their representative.

Conclusion

By recognising the conditions under which HMRC can reassess tax liabilities, individuals and businesses can better navigate the complexities of tax compliance.

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Reliance on Additional Information

(HMRC Compliance>HMRC Enquiries into SDLT Returns)

➤ When submitting additional information to HMRC, ensure it is complete and referenced correctly to avoid unnecessary enquiries or future disputes.

When taxpayers and their agents submit further information to HMRC at the time of submission of the Land Transaction Return (LTR), there are specific guidelines to follow:

  • Submission Process: HMRC guidance advises that any additional information should not be enclosed with paper returns. Instead, it should be sent directly to the Stamp Office, referencing the Unique Transaction Reference Number (UTRN) of the relevant return(s).

Decision-Making for Submitting Further Information

Submitting additional information to HMRC is a decision that requires careful consideration:

  • Risk of Enquiry: Providing further information can increase the likelihood of the transaction being selected for an enquiry. This is particularly relevant if the treatment of the transaction on the return is questionable.
    • Clear Treatment: If the treatment of the transaction is clear and correct, an enquiry will generally be fruitless. However, it will still incur administrative costs.
    • Uncertain Treatment: If there is doubt about the treatment of the transaction, it is crucial to ensure the submitted information is comprehensive. Incomplete information can lead HMRC to believe that a discovery assessment is justified if additional information comes to light later.

Implications of Submitting Further Information

The consequences of submitting further information include:

  • Administrative Costs: Even if an enquiry does not reveal any issues, the process can still result in administrative expenses.
  • Comprehensive Submission: Ensuring that HMRC has a full understanding of the transaction’s facts and circumstances is vital. This comprehensive approach helps in preventing future disputes or discovery assessments based on incomplete information.

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HMRC Discovery Assessment Time Limits

(HMRC Compliance>HMRC Enquiries into SDLT Returns)

➤ HMRC has up to 4 years to make a discovery assessment, extended to 6 years for carelessness and 20 years for deliberate actions or failure to file returns, with special rules for deceased purchasers and excessive SDLT repayments.

The general time limit for HMRC to make a discovery assessment varies based on specific circumstances. Here are the key points:

Standard Time Limit

  • Four Years from the Effective Date: Typically, HMRC has four years from the effective date of the transaction to make a discovery assessment.

Extended Time Limits

  • Six Years for Carelessness: If the loss of tax is due to carelessness by the purchaser or a related person, the time limit is extended to six years.
  • Twenty Years for Deliberate Actions: The period extends to twenty years in cases where:
    • The loss of tax is brought about deliberately by the purchaser or a related person.
    • The loss of tax is due to a person failing to deliver a Land Transaction Return (LTR).
    • The loss of tax is attributable to a failure to notify under the Disclosure of Tax Avoidance Schemes (DOTAS) legislation.

Special Circumstances

  • Death of the Purchaser: If the purchaser has died, the time limit is shortened to four years from the date of death or six years from the effective date of the transaction, whichever is earlier.
  • Excessive Repayment of SDLT: If the assessment is to recover an excessive repayment of Stamp Duty Land Tax (SDLT), it can be made at any time during an enquiry into the relevant return or up to 12 months after the repayment is made, even if this is beyond the normal time limit.

Appeal and Postponement

  • Right to Appeal: The purchaser has the right to appeal against a discovery assessment.
  • Postponement of Additional Tax: The purchaser can apply to postpone payment of any additional tax.
    • This postponement can be agreed upon by HMRC.
    • If there is a disagreement, the matter can be determined by the Tax Tribunal.

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Addressing Mistakes in Tax Returns

(HMRC Compliance>HMRC Enquiries into SDLT Returns)

➤ Correct tax return mistakes within one year by amending the return; if missed, seek relief within four years of the transaction’s date.

Discovery of Mistakes Within the Amendment Period

  • When a mistake is found within the allowed period for amendments, typically up to one year after the normal submission deadline, it should be corrected by amending the return.
  • This process is detailed in the guidelines, which explain the steps to amend the return correctly.

Missed Amendment Deadline

  • If the deadline for amendments is missed, taxpayers may still seek relief from excessive assessment due to a mistake in the return.
  • For claims made on or after 1 April 2011, they must be submitted within four years of the transaction’s effective date.
  • There is no provision to extend this period even if the return was submitted after the normal deadline.

Historical Claim Period

  • Before 1 April 2011, claims could be made up to six years after the transaction’s effective date, allowing for the correction of most errors.
  • The amendments introduced on 1 April 2011 significantly restrict the acceptable grounds for making a claim. For instance:
    • Errors in making or failing to make a claim or election cannot be corrected under these provisions.
    • Claims will be refused if the taxpayer knew or should have known the grounds for the claim before the normal period for making the claim expired.

Additional Claim Provisions

  • If the claim involves a partnership, all partners must nominate a partner from the time of the relevant transaction to make the claim. This prevents a dissident partner from altering the treatment of an old transaction.
  • Making a claim under these provisions can remove restrictions on HMRC’s ability to make a discovery assessment, necessitating careful consideration before pursuing such a claim.

Claims for Double Assessment

  • A claim for relief can also be made if a person believes they have been assessed more than once for the same transaction.
  • There appears to be no time limit for making such claims.

References and Further Details

  • For more detailed information, refer to SDLTM54000 to SDLTM54120.

These guidelines provide a structured approach to addressing mistakes in tax returns, highlighting the importance of timely action and the specific conditions under which claims for relief can be made.

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Penalties, Fines, and Other Sanctions

(HMRC Compliance>HMRC Enquiries into SDLT Returns)

➤ HMRC imposes various penalties for late, incorrect, or incomplete SDLT returns, including fixed fines and daily penalties, which increase with continued non-compliance.

Penalties

As previously noted, HMRC views the interest charged for late payment of Stamp Duty Land Tax (SDLT) as compensation for the government’s loss of use of the money. Separate penalties are imposed for various failures. Although SDLT may fall under the new penalty regime outlined in FA 2009, Sch 55, as of May 2021, this had not been implemented for SDLT. Currently, the penalties are primarily found in FA 2003, Sch 10 and Sch 11, para 6. These penalties include both fixed and variable amounts, applied as follows:

  • Late Submission of Return
    • Up to three months after the due date: £100
    • Three months or more after the due date: £200
    • If the return is submitted 12 months or more after the due date, an additional penalty up to the amount of tax chargeable on the transaction is imposed. This is in addition to the previous penalties.
  • Failure to Submit Return After Formal Notice
    • A daily penalty of up to £60 for ongoing failure after HMRC has given a formal notice to deliver. This requires a direction from the Tax Tribunal and is additional to the penalties for late submission.
  • Careless or Deliberate Delivery of Incorrect Return
    • A penalty up to the amount of understated tax. This penalty was integrated into the general FA 2007 regime for incorrect returns by SI 2009/571.
  • Failure to Keep and Preserve Records
    • A penalty up to £3,000 for failing to maintain and preserve required records.
  • Failure to Produce Documents or Information
    • An initial penalty of £300 for failing to produce documents or information after formal notice, with a continued daily penalty of £60. Additionally, at the discretion of the Upper Tribunal, a penalty based on the amount of SDLT payable can be imposed. However, these penalties are not applicable once the failure is rectified, serving more as an encouragement to comply rather than a punishment for non-compliance.

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HMRC Penalty Determinations and Appeals

(HMRC Compliance>HMRC Enquiries into SDLT Returns)

➤ HMRC issues penalties with appeal rights, using time limits of up to 20 years for deliberate non-compliance and up to six years for carelessness.

Formal Determination and Notice

  • HMRC typically imposes penalties by making a formal determination.
  • A notice of the determination is issued to the taxpayer.
  • In some cases, HMRC may seek a determination from the Tax Tribunal.
  • Taxpayers have the right to appeal the determination, initially to the Tax Tribunal and subsequently to the courts.

Fraud and Penalty Proceedings

  • For cases involving fraud, penalty proceedings may be initiated in the High Court or the Court of Session in Scotland.

Time Limits for Penalty Determinations

General Time Limit

  • The general time limit for determining a penalty or commencing penalty proceedings is four years from the date the penalty was incurred.

Extended Time Limits

  • Careless Loss of Tax: The time limit extends to six years if the penalty relates to a case involving a loss of tax due to carelessness.
  • Deliberate Tax Loss or Failure to Comply with Specific Obligations: The period extends to 20 years if the loss of tax is caused by:
    • Deliberate actions by the person.
    • Failure to deliver a Land Transaction Return (LTR).
    • Non-compliance with the Disclosure of Tax Avoidance Schemes (DOTAS) legislation.

Tax-Geared Penalties

  • The time limit for determining tax-geared penalties is extended to three years after the tax determination.

Assistance in Preparing Incorrect Returns

  • A penalty for assisting in the preparation of an incorrect return can be sought up to 20 years after the penalty was incurred.

These guidelines ensure that HMRC has adequate time to address various degrees of non-compliance, from careless errors to deliberate tax avoidance and fraud, while providing taxpayers with avenues for appeal and clarity on the timelines for potential penalties.

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Fines and Other Sanctions

(HMRC Compliance>HMRC Enquiries into SDLT Returns)

➤ Concealing, destroying, or falsifying documents can lead to fines, imprisonment, and criminal prosecution, with an outlined appeals process to challenge HMRC decisions.

Any person who engages in actions such as concealing, destroying, or falsifying documents, especially when those documents have been requested or required, is subject to significant penalties. Here are the key points:

  • Criminal Liability: If convicted of concealing, destroying, or falsifying documents, an individual can face both a fine and imprisonment for up to two years.
  • Court Orders: Failure to comply with a court order to produce documents or information can lead to being held in contempt of court, which can result in fines and/or imprisonment.
  • Serious Cases of Fraud: In the most serious cases involving fraud, criminal prosecution is possible. Convictions in these cases may also lead to both fines and imprisonment.
  • Scope: Handling such serious criminal matters typically falls outside the scope of general guidance and may require specialised legal assistance.

Appeals

Various references are made to the process of appealing against decisions made by HMRC (HM Revenue and Customs). Here’s an outline of the appeals process:

  • Initial Appeals:
    • Appeals are first made to HMRC.
    • This can be done using the form provided with the notice of decision or by writing a letter.
    • The appeal must include details necessary for HMRC to identify the tax return or transaction and the decision being appealed.
  • Appeal Timing:
    • Generally, an appeal must be made within 30 days of the decision or assessment.
  • Independent Review:
    • If there is no agreement between the taxpayer and HMRC on the disputed matter, HMRC may offer an independent review by different HMRC officers.
    • The taxpayer has 30 days to decide whether to accept the review or refer the matter directly to the Tax Tribunal.
    • Acceptance of a review does not preclude a later appeal to the Tax Tribunal if the outcome is unsatisfactory.
  • Tribunals:
    • SDLT (Stamp Duty Land Tax) matters are dealt with by the First-tier Tribunal (Tax) of the Tribunals Service.
    • Guidance on making an appeal to the Tax Tribunal and necessary forms are available on the Tribunals Service website or can be obtained by writing to the Tribunal Service.

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Record Keeping Requirements for Purchasers

(HMRC Compliance>HMRC Enquiries into SDLT Returns)

➤ Purchasers must keep transaction records for at least six years for tax compliance, with digital copies allowed but originals often preferred.

General Requirements

Purchasers are required to maintain and preserve necessary records to ensure the correct and complete delivery of returns. These records must include:

  • Original contracts
  • Transfer instruments
  • Supporting maps and plans
  • Other related documents
  • Records of payments, receipts, and financial arrangements

Duration for Keeping Records

  • Records must be kept for a minimum of six years from the ‘effective date’ of the transaction.
  • Records should be retained until any HMRC enquiry into the return is completed.
  • If HMRC’s right to enquire into the return extends beyond six years, records must be kept until this right expires.

Acceptable Formats for Records

  • It is permissible to keep digital copies (e.g., scanned versions) of the documents instead of the physical originals.
  • However, there may be concerns about the accuracy of digital copies compared to the original documents.
  • As a precaution, many taxpayers might still keep the original documents in a storage facility even if they store information electronically.

Applicability of Record-Keeping Requirements

  • The requirement to keep records applies whether a return is required or the transaction is exempt.
  • This includes transactions covered under FA 2003, Sch 11.

Considerations for Different Types of Transactions

  • Commercial Transactions: Keeping records for six years is typically reasonable and aligns with other standard record-keeping practices.
  • Routine Home Purchases: The requirement to keep records for six years is less clearly justified since many homes may be resold within this period. Homeowners often unknowingly dispose of these records sooner, not realising the necessity to retain them for the full duration.

Summary

Ensuring proper record-keeping is essential for compliance with tax regulations. While digital copies are allowed, maintaining original documents is often preferred for accuracy and security. This requirement applies universally, although its practicality varies depending on the type of transaction.

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Mel N
3 weeks ago
Nick was fantastic to work with. I had a complicated SDLT question and he took the time to properly understand the details before giving his view. His explanations were clear, thorough, and easy to follow even on quite technical points. Would highly recommend for anyone needing land tax advice on a non-standard situation.
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stevesimmance
4 weeks ago
Nick was really helpful; clear in his timely communications and gave candid yet entirely fair and empathetic feedback on my SDLT tax matter.... exactly as i had hoped for, he is way ahead of his competition in this regard! thoroughly recommended
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Lei Wang
4 weeks ago
I am extremely grateful for the professional advice and support I received. I contacted Nick regarding a particularly complex SDLT matter and was very impressed by how knowledgeable, approachable and helpful he was. He took the time to understand the circumstances, carefully considered the information provided, and gave clear and practical advice on how best to proceed. It is not often that you come across someone who is so willing to share their expertise and genuinely help others. His advice gave me much greater confidence in dealing with the matter. I would highly recommend Nick to anyone looking for someone knowledgeable, professional and genuinely helpful. Thank you again for your time and kindness!
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Kate Phillips
1 month ago
Nick was exceptionally helpful; very quick to respond with specific, clear and informed advice and very generous with his time and expertise. Thank you!
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Wendy Baines
1 month ago
★★★★★ Nick was incredibly helpful in advising me on a complicated and time-sensitive SDLT issue. His responses were exceptionally prompt, clear and thorough, and he took the time to understand my individual circumstances before giving me a clear answer. I particularly appreciated that he looked at all the possible options while being completely upfront about what was and wasn’t sensible in my situation. He even advised me not to incur the cost of formal advice unless my solicitor actually required it. Professional, knowledgeable, generous with his time and genuinely helpful. I wouldn’t hesitate to recommend Nick.
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800 Lee
1 month ago
I’m very grateful for Nick’s professional and detailed advice regarding our SDLT situation. Our circumstances were quite specific and involved a previous main residence overseas and a separate rental property, so we wanted to make sure the SDLT treatment was correct. Nick took the time to carefully review the facts, explain the relevant points clearly, and provide a thorough and professional assessment. His advice gave us much more confidence about our property purchase and our SDLT position. He was also very responsive, helpful and reassuring throughout the process. I would highly recommend Nick to anyone who needs professional SDLT advice. Excellent service and very much appreciated!
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Luc
3 months ago
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Tommy Liu
3 months ago
This is the best service I have ever used in the UK. Nick and his team were professional, friendly, responsive, and worked on a no win, no fee basis, with very reasonable fees. I contacted more than 10 tax advisers that I found on Google, and Nick was the first to respond. His reply was prompt, highly professional, and answered exactly what I was looking for. They submitted our SDLT refund claim on 4 June 2026, and we received the repayment on 10 July 2026. The whole process was smooth, efficient, and completely hassle-free. I would highly recommend Nick and his team to anyone looking for tax advice or help with an SDLT refund. Excellent service from start to finish. Well done!
Panos Zanelis profile picture
Panos Zanelis
3 months ago
I contacted Nick for guidance on a complex SDLT issue involving the transfer of a residential property to a limited company and the related implications for a new home purchase. The response I received was exceptionally detailed, clear and practical. The advice carefully explained the relevant SDLT principles, including connected-party transfers, market-value requirements, valuation evidence, the potential corporate rate and the importance of timing between transactions. What I particularly appreciated was the balanced and careful way the information was presented. It helped me understand the key risks and the practical next steps to discuss with my solicitor. The guidance was extremely useful, clearly written and provided with real care and professionalism. I am especially grateful that such a thorough initial assessment was provided free of charge. I would highly recommend their services to anyone needing specialist SDLT advice.
Karina Spiess profile picture
Karina Spiess
4 months ago
We would like to highly recommend Mr. Garner for his outstanding service. From start to finish, he was absolutely professional, honest, and incredibly thorough in explaining every detail. He took the time to answer all of our questions with patience and clarity. His commitment, attention to detail, and genuine willingness to help really stood out. It's rare to come across someone so dedicated to providing excellent service. We truly appreciate all of his support and would not hesitate to recommend Mr. Garner to anyone looking for knowledgeable, trustworthy, and professional assistance.
Maroua Mkacher profile picture
Maroua Mkacher
4 months ago
Nick provided an exceptionally detailed and thoughtful assessment of a very technical SDLT issue relating to property trader relief. His explanation was clear, balanced and extremely helpful, particularly around the distinction between refurbishment, repair works and minimum safety works. What I appreciated most was the level of care and nuance in the analysis rather than giving a simplistic answer, he carefully explained both the opportunities and the risks, as well as the practical evidential considerations involved. The response was comprehensive, commercially aware and easy to understand despite the complexity of the legislation. I would highly recommend Nick to anyone dealing with complex SDLT matters or property tax issues.
francesco marra profile picture
francesco marra
5 months ago
I contacted Nick regarding a particularly complex SDLT issue involving overseas property ownership and higher rate SDLT implications. Unlike many other professionals I approached, who either ignored my enquiry or refused to provide any meaningful guidance because of the international aspects involved, Nick took the time to reply in detail and explain the position very clearly and professionally. His response was thorough, balanced and extremely helpful in understanding the relevant legal and practical issues before proceeding with a property purchase in London.
Yathorshan Shanthakumaran profile picture
Yathorshan Shanthakumaran
5 months ago
We were really struggling to find clear advice regarding Stamp Duty and were so relieved to come across Nick. His advice was professional, thorough, and explained in simple layman’s terms that made everything much easier to understand. What really stood out was that several solicitors we approached were either unwilling to give proper advice or would only provide rough figures for how much Stamp Duty we might have to pay, without fully exploring the legislation or our circumstances. Nick took the time to carefully look into the details and explain everything clearly and confidently. We are extremely grateful for his help and would highly recommend him to anyone needing reliable and knowledgeable Stamp Duty advice. 5 out of 5 stars from us both.
Katy Muammar profile picture
Katy Muammar
6 months ago
We are extremely grateful to Nick Garner for his outstanding help and professionalism. After other companies were unable to assist us or recover what we were entitled to, Nick handled everything with confidence, knowledge, and great attention to detail — and successfully secured the return we deserved. Despite being based in the UK while we are in Sweden, the entire process was impressively smooth. Within just a few emails, everything was clearly explained and efficiently resolved. Nick is highly professional, reliable, and truly dedicated to achieving the best outcome for his clients. We couldn’t recommend him more highly. SHADI J
Donka Dimitrova profile picture
Donka Dimitrova
7 months ago
I would like to thank Nick for the prompt and thorough responce he gave to my query. I must admit I was quite sceptical and at first I thought that the free email advise offered on the web site might well just be some sort of a bait to get you go with the paid service. I was so pleasantly surprised when I recieved a most prompt and exhaustive responce to my question. It is so refreshing to see that there are still people out there providing a highly professional pro-bono service! I cannot recommend this enough! Thanks you Nick.
Andy Morse profile picture
Andy Morse
7 months ago
Outstanding. It's easy to be slightly dubious about contacting any expert online for advice and I had a reasonably complex Stamp Duty refund question but not only did Nick come back to me within 24 hours but he also provided with the information that fully answered my query without necessarily leading me into further communication. Highly recommended for both his customer care and for his expertise.
JBTQY profile picture
JBTQY
8 months ago
Nick was superb He gave me a detailed, very clear and explanation of the SDLT situation involving the higher rates surcharge. he detailed the legislation, and reasons why I had no options – far more thorough than I expected. Knowledgeable, patient and genuinely helpful. Thank you, Nick – Ill recommend you to anyone dealing with stamp duty questions!
Ricky Puri profile picture
Ricky Puri
8 months ago
Nick is an exceptional professional — knowledgeable, honest, and highly competent. He answered my SDLT question in comprehensive detail, clearly explaining how the relevant legislation works and how it applies in practice. It’s rare to find someone who goes above and beyond to deliver such a high standard of service. Once again, thank you, Nick.
subash vanga profile picture
subash vanga
8 months ago
Nick was outstanding! He gave me an extremely detailed, clear and professional explanation of a tricky SDLT situation involving first-time buyer relief, higher rates surcharge and married couple rules. He cited the exact legislation, provided calculations, and outlined practical options – far more thorough than I expected. Highly knowledgeable, patient and genuinely helpful. Thank you, Nick – I’d recommend you to anyone dealing with stamp duty questions!
Zoe Shuker profile picture
Zoe Shuker
8 months ago
Nick was fantastic - we highly recommend him! We couldn't believe how quickly he responded to us and it explained the matter with such clarity and detail which helped us understand our position and greatly reduced our stressed! We can't thank Nick enough!
P Boyapati profile picture
P Boyapati
8 months ago
Excellent specialist advice from Nick. Who is knowledgeable, responsive, and very clear in explaining the practical risks around a mixed-use SDLT position. His guidance was thorough and realistic, which was greatly appreciated. I would confidently recommend him to others dealing with complex property tax matters.
Stevie Jacob profile picture
Stevie Jacob
9 months ago
Nick is brilliant! He is always on hand to help and his advice is always sound and honest. As a business we have over 300 investor clients and if I ever had a stamp duty query he is the only person I would recommend. Thank you Nick for your continued support and efforts
nati azar profile picture
nati azar
9 months ago
I am extremely impressed with the knowledge and level of service Nick provided—I truly can’t thank him enough for the excellent job he did. Nick advised me on SDLT where a limited company was purchasing a probate property, an area where most solicitors were unable to help. His expertise made a real difference. Thank you again.
Jacks J profile picture
Jacks J
9 months ago
Nick Garner is outstanding. I contacted him with a complex SDLT question relating to a trustee purchase under a life-interest trust, and he responded quickly with a clear, structured explanation supported by the relevant legislation. He set out the correct SDLT treatment and provided a precise calculation that removed all ambiguity for my conveyancer. Calm, highly knowledgeable and incredibly helpful. If you need SDLT advice from someone who truly understands the detail, Nick is the person to speak to.
James Harrington profile picture
James Harrington
9 months ago
Nick has been extremely, quick, clear and helpful with his advice and the full and rounded understanding of the situation, giving both sides of what can happen. He has built trust in his experience and we were very happy with his services. I would recommend Nick to and LTA to anyone going forwards.
Mike Simmons profile picture
Mike Simmons
9 months ago
Nick has been fantastically helpful. We are buying our neighbour's garage & driveway, but we simply could find no definitive answers as to whether SDLT was payable on our purchase. Nick analysed our circumstances, provided written reasonings, then provided his conclusion. We cannot recommend Nick highly enough!
Florin Gheorghiu profile picture
Florin Gheorghiu
9 months ago
Nick's prompt and clear response was invaluable - I was dealing with quite a specific edge case where I am the legal owner of a property abroad, but do not have any major interest in it, as my parents rent it out and make use of the money. The question was whether I would qualify for the SDLT first-time buy relief and whether the higher rates for SDLT apply to me. With such a specific case, I couldn't find any advice online and Nick's response gave me the confidence to proceed with our plans AND the practicalities of what documents I would need to show HMRC that my situation actually makes me a first-time buyer. Super clear and professional. Highly recommend and when we buy, I'll definitely use Nick's services for an indemnified letter. His free advice is genuinely valuable and NOT a way to get you to pay money for answers or to milk fees from you. Thanks Nick!
ivan fernandes profile picture
ivan fernandes
10 months ago
Had emailed Nick twice for some advice regarding stamp duty , the response was quick and well detailed . Did help me in taking the right course of action. Really found his advice to be very helpful
Craig Macura profile picture
Craig Macura
10 months ago
Nick provided excellent, expert advice for my SDLT enquiry. His professionalism and ability to answer specific, complex questions was extremely valuable. Thank You.
KY profile picture
KY
10 months ago
Thanks again for the help from Nick and Martin. Very professional team who have been providing detail advices and analysis, clear fee quote too before we made decision on moving forward. The whole process has taken quite along time but we have been receieving frequent updates and follow-up actions by the team. Really appreciated the help again and highly recommended their services.
Jerome Hilario profile picture
Jerome Hilario
11 months ago
Nick has been very helpful in all my queries surrounding SDLT and is extremely knowledgeable about the complexities of SDLT. I strongly recommend to use Nick for any land tax enquiries and am very much appreciative of the assistance and support he has given me
Mike D profile picture
Mike D
11 months ago
Nick was very generous and knowledgeable in providing timely and accurate advice on an SDLT query I had re the "Rule of 6". He demonstrated a real subject matter expertise. I will strongly consider proceeding with Nick to assist further with the matter.
Farhana Shabbirdin profile picture
Farhana Shabbirdin
11 months ago
Nick was outstanding from the moment he answered my call. He was incredibly knowledgeable and even provided free guidance on our complex SDLT situation. I genuinely appreciate his time, effort, and kindness in taking time out of his busy schedule to help us. Truly grateful. Thank you so much!
James profile picture
James
11 months ago
We have had some questions about how the stamp duty (SDLT) is calculated. We sent an email to Mr Garner for his advice. He quickly responded with a detailed analysis of our situation and a clear guidance. Thanks very much!
Dionne Rooney profile picture
Dionne Rooney
12 months ago
Nick was clear and answered my question in a day. I am very grateful that they were able to amass expert knowledge and share it. Such kindness helps the world go round. I will be sure to pass on my own skills to help others and make the donation to charity. Thank you so much!
Zk Ka profile picture
Zk Ka
1 year ago
Nick was incredibly helpful in explaining a complex SDLT issue. He broke everything down clearly, walked me through the calculations and options, and made the whole situation much easier to understand. Even though the outcome wasn't quite what I hoped for, his advice has given me clarity on my next steps. Professional, knowledgeable and considerate - highly recommended!
Steve Mayers profile picture
Steve Mayers
1 year ago
Nick is knowledgeable, helpful, and kind. In a brief call he quickly identified the relevant information to answer our land tax query. Combining his knowledge of the UK guidelines, and relevant case law he answered our query quickly and with confidence. Thanks!
Monika Khera profile picture
Monika Khera
1 year ago
Nick’s professional knowledge is truly commendable; complex SDLT issue was explained in such a simple language with precise reasons . It’s been an absolute pleasure knowing Nick. Highly recommend Nick.
ali shaik profile picture
ali shaik
1 year ago
I had an excellent experience with Nick. He took the time to give me a very detailed explanation, answered all of my questions thoroughly, and provided clear guidance that was easy to understand. His professionalism, patience, and support made a real difference, and I felt confident after our discussion. Highly recommended!
STEVEN SANDERS profile picture
STEVEN SANDERS
1 year ago
I would like to say a big thank you to Nick for his extremely prompt response to my emailed enquiries in relation to both SDLT and LTT including higher rate. The information Nick has provided me with is very helpful and both concise and easy to understand and will allow me to confidently move forward with my personal situation regarding property. I greatly appreciate your time and effort and highly recommend your services, thanks very much again Nick!
Zidaan Ltd profile picture
Zidaan Ltd
1 year ago
I’m extremely grateful to Nick for their prompt and expert assistance in resolving my SDLT issue. They responded quickly, clearly understood the situation, and provided practical, accurate guidance that led to a smooth resolution. Their professionalism, knowledge of the process, and ability to act efficiently made what could have been a stressful experience feel completely manageable. It’s rare to find someone so responsive and effective — I wouldn’t hesitate to recommend their services to anyone dealing with property-related matters.
Debbie Stone profile picture
Debbie Stone
1 year ago
Nick helped us with a very detailed answer in support of our son Ollie's (first time buyer) 'equity share' house purchase, for which his solicitor had mis-calculated a higher rate of SDLT (on the market value rather than the purchase price). We were desperate for a detailed enough proof of calculation to satisfy the legal team and Nick's help has saved us. Our son could not have afforded the higher rate they had miscalculated. His work is invaluable as are the causes he supports
Luke Thomas profile picture
Luke Thomas
1 year ago
Nick was a massive help with Stamp Duty issues surrounding stair casing on my flat. My solicitor was certain the remaining percentage purchase of my flat resulted in me paying Stamp Duty of a few thousand pounds. Nicks professional knowledge and expertise outlined clauses of stamp duty where I was not required to pay stamp duty for stair-casing and based upon remaining percentage being purchased. This evidence was used to relay back to my solicitor who acknowledged there would be no further action required to pay stamp duty. This saved me a few thousand pounds. Nick is highly professional, reliable, takes interest into each clients needs. Would highly recommend and will use in the future.
Alun Thomas profile picture
Alun Thomas
1 year ago
I'm absolutely delighted to have found this website and to have been able to speak with Nick !! I have been trying to make sense of the legislation for some weeks now and Nick unravelled the knots that i've mentally made of our complicated situation. He patiently listened whilst I described the multiple aspects and then explained the related schedule to each element in such an easily understandable way, happily clarifying any aspect that I was unsure of. Nick then invited me to e mail him so that he could explain in writing and refer to the relevant legislation schedule. I recieved his reply so quickly and the information was presented stage by stage with such clarity that I now feel completely confident that I know which tax is due (and which isn't !!) I can't thank or recommend Nick enough for his remarkable service. It's a huge weight lifted !! and i'm ever so grateful.
ruba sodha profile picture
ruba sodha
1 year ago
Nick called me within an hour of my contacting him. He was very thorough with understating what is a complex area of SDLT and researched the legislation in question. Very approachable. Thank you we really appreciate your help.
Sunil Kumara profile picture
Sunil Kumara
1 year ago
Nick is the best tax consultant I’ve interacted with—he responded within minutes with a clear and concise answer. He’s approachable, easy to understand, and incredibly helpful. Thank you, Nick!
Frankie Johnson profile picture
Frankie Johnson
1 year ago
Excellent service. Speedy responses to my questions from an extremely knowledgeable bloke. Would certainly recommend utilising his services.
stephanie beechey profile picture
stephanie beechey
1 year ago
Nick was very helpful on my query regarding Stamp Duty rates. He was prompt with his reply and his knowledge was excellent. I now feel less confused in this minefield of taxes. Thanks Nick
Si Wachira profile picture
Si Wachira
1 year ago
My solicitor was unable to provide advice with certainty about a specific transaction involving LBTT, a yes or no question. I struggled to find the answer myself from reading the legislation and tax advisors quoted 100s of pounds in order to research and tell me if the correct answer was yes or no. Nick responded quickly, same day and provided the answer with a detailed explanation. Exactly what I needed to comply with the legislation. Thank you so much for your help.
Dee Coman profile picture
Dee Coman
1 year ago
Nick has been very helpful. He communicated his advice very clearly. I highly recommend him for all those who have stamp duty queries. Thank you, Nick.
Ajmal Mian profile picture
Ajmal Mian
1 year ago
I asked Nick a question on stamp duty and his response was very professional setting out the condition applicable to this particular case.
Dhvanil Shah profile picture
Dhvanil Shah
1 year ago
I have recently reached out to Land Tax Advice for free of cost advice to my query related to LBTT and Additional Dwelling Supplement in Scotland. Nick thoroughly went through my case in detail, provided with a clear answer and also attached the legislation supporting the answer he provided. I would definitely recommend their service. Thanks.
Robert Harper profile picture
Robert Harper
1 year ago
Nick quickly provided exactly the sort of impartial insight that I needed and was struggling to find. It was a great help and very much appreciated.
Julie Morris profile picture
Julie Morris
1 year ago
Nick is very knowledgeable regarding this field. Not only is he knowledgeable he make it very easy to understand the minefield of stamp duty. Nick has just saved me over £7,000 in stamp duty as its not payable on my planned move. It's easy for a solicitor to say you owe X amount in stamp duty its not their hard earned money being paid out unnecessary. I will never be able to thank Nick enough. My advice is if you think your solicitor has got it wrong seek out Nick. Once again Nick thank-you so much. Take Julie
Rob Watling profile picture
Rob Watling
1 year ago
Thorough, detailed and comprehensive. Thanks
Ajay Treon profile picture
Ajay Treon
1 year ago
Amazing advice. Anyone with any SDLT queries Nick should be your goto advisor. Many thanks Nick.
Hannah Marsh profile picture
Hannah Marsh
2 years ago
I was stressed out today believing we needed to pay stamp duty on a transfer of a house when previously I didn’t think we did. I called up and asked for advice, explained my situation and that I did not understand. It was explained really clearly to me, which was so helpful. I had already tried to get advice from my accountant who did not know the answer. In fact no one seemed to know the answer until I made this phone call so I am relieved I did.
Samuel profile picture
Samuel
2 years ago
Nick was fantastic gave me some wonderful advice would definitely recommend. Thanks Nick
Lara H profile picture
Lara H
2 years ago
Needed some advice on two SDLT matters and Nick was so helpful and knowledgeable. I’d highly recommend his services, he’s a pleasure to deal with and clearly knows his stuff!
Jonathan Cockroft profile picture
Jonathan Cockroft
2 years ago
Nick is an expert in his field, knowledgeable, offering clear and concise understanding around your SDLT issue and found a prompt, informed roadmap to my individual issue. 100% speak to Nick before anyone else.
David Wong wongchisin88 profile picture
David Wong wongchisin88
2 years ago
My wife and I newly moved to the UK and encountered a problem over the eligibility of first time buyer. I contacted Nick over the phone for enquiry. Although I made the enquiry without any payment to Nick, he seriously took my case and eventually gave me very useful information, which greatly helped us to make decisions for the declaration of Stamp Duty. Throughout our communication, we definitely saw and felt Nick's passion and expertise in land tax field and professional comprehension of the law as well as very high efficiency. Seeing the information and explanation of the law given by Nick, we were certain that our simple question did cost Nick quite a bit time and efforts, yet he was all the time very polite. Seeing his true willingness and passion to help, patience, efficiency and expertise in land tax and the law, we truly admire this sage gentleman. Thank you very much Nick for helping us.
David Carter profile picture
David Carter
2 years ago
Nick is incredibly knowledgeable and was immediately able to understand my complex position in relation to UK Stamp Duty as an expat working in Switzerland. He was quick and generous in providing useful, actionable and timely advice that has allowed me to save thousands in avoidable taxation. Many thanks for your help Nick - all greatly appreciated.
Debora Depaola profile picture
Debora Depaola
2 years ago
Nick was great during our appointment, providing clear and concise clarification about stamp duty. He explained everything in an easy-to-understand way, also providing with reference to the guidance, ensuring we felt confident about the process. His professionalism, knowledge, and approachable manner made the experience seamless and stress-free. We left feeling much more confident thanks to his help! Highly recommend!
Natalia Boguslawska profile picture
Natalia Boguslawska
2 years ago
Thanks for the incredibly helpful and informative chat. Nick has patiently explained a lot, and did not dismiss my query despite the transaction being too small or not qualifying. Very knowledgeable guy, and approachable. Highly recommend!
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£350 NO VAT — Indemnified Letter of Advice
Fixed fee £350 for most letters. Complex cases up to £1,250 — always quoted in advance. Insured by Markel International up to £250,000 per claim.
Nick Garner

Conveyancer holding things up until they have written SDLT advice? I'll provide a formal, insured opinion from an HMRC-registered tax agent so they can proceed.

How it works

1

Email me the details of your situation. I'll reply in writing — free of charge — with a clear explanation of your legal position.

2

You decide whether that's enough. Often the free email is all you need — you can forward it to your solicitor for their own assessment.

3

If a formal letter is needed, we go from there. I'll quote you a fixed fee before any paid work begins.

Start with step 1. No commitment, no cost — just email me your situation and I'll clarify the legal position.

✉️ Email: [email protected]

Replies usually the same working day. Nick Garner, HMRC-registered tax agent.

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