Stamp Duty Land Tax Exceptions for Financial Institutions in Resolution Explained

When the SDLT exemption for banks in resolution does not apply

A limited SDLT exemption can apply when land is transferred as part of a bank resolution under the Banking Act 2009, but it only covers certain statutory transfers. It does not usually apply to sales of land to an ordinary third-party buyer, whether the sale happens directly from the failed institution or later from a temporary resolution vehicle.

• The exemption in section 66A Finance Act 2003 applies only to specific transfers made under the statutory bank resolution process.
• It may cover transfers of land from the failed institution to a resolution temporary holding entity, and some transfers to former creditors.
• It does not apply where the failed institution’s business or land is transferred directly to a third-party purchaser under the private sector purchaser stabilisation power.
• It also does not apply to a later onward sale of land from a temporary holding entity or temporary public body to a third-party purchaser.
• Where the exemption does not apply, SDLT is charged under the normal rules, including the usual consideration, timing and rate tests.

Scroll down for the full analysis.

When the SDLT exemption for banks in resolution does not apply

This page explains the limits of a special SDLT exemption that applies when a failed financial institution is dealt with under the Banking Act 2009. The exemption is narrow. It can remove SDLT from certain transfers made as part of a statutory resolution process, but it does not cover every land transfer connected with that process. In particular, it does not generally protect transfers to an ordinary third-party buyer.

What this rule is about

When a bank or other financial institution fails, the Banking Act 2009 allows resolution tools, sometimes called stabilisation powers, to be used. Those tools can move assets, liabilities, or parts of the business to another entity so that the failure can be managed in an orderly way.

Land may form part of those transfers. Without a special rule, a transfer of land for consideration could trigger SDLT in the usual way. Section 66A of the Finance Act 2003 creates a specific exemption for some transfers made under this statutory resolution framework.

The page you have provided is about the exceptions. In other words, it explains when the exemption is not available even though the transfer happens in the context of a bank resolution.

What the official source says

The official material says that section 66A Finance Act 2003 exempts certain land transfers where a failed institution is placed into resolution and a stabilisation power under the Banking Act 2009 is exercised. The exemption can apply to:

• transfers from the failed institution to an appointed resolution temporary holding entity under a property transfer order, property transfer instrument, resolution instrument, or a supplemental instrument made under one of those measures, and
• transfers of land to former creditors.

But the exemption does not apply in two situations identified by HMRC:

• where the business of the failed institution, including land, is transferred directly to a third-party purchaser under the private sector purchaser stabilisation power in section 11 of the Banking Act 2009, and
• where assets including land are later transferred onward from a resolution temporary holding entity or temporary public body to a third-party purchaser.

In both of those cases, HMRC says SDLT is charged in the normal way at the relevant rates.

What this means in practice

The exemption is aimed at certain statutory transfers within the resolution machinery itself. It is not a blanket exemption for any land transfer that happens because a financial institution has failed.

The practical distinction is between:

• internal or statutory restructuring transfers that the legislation specifically protects, and
• sales to a third-party buyer, which remain taxable unless some other relief applies.

So if land is moved from the failed institution into a resolution temporary holding entity as part of the statutory resolution structure, section 66A may exempt that transfer.

By contrast, if the land is sold straight to an outside purchaser under the private sector purchaser route, the exemption does not apply. The same is true if the land first moves into a temporary resolution vehicle and is then sold on to an outside purchaser. That later sale is still within SDLT in the ordinary way.

This matters because a transaction may be closely connected with a resolution process but still fall outside the exemption. The key question is not simply whether the transfer happened during a resolution. It is whether the transfer is one of the specific categories that section 66A protects.

How to analyse it

A sensible way to analyse a land transfer in this area is to ask the following questions:

• Has the institution actually been placed into resolution under the Banking Act 2009?
• Has a stabilisation power been exercised?
• What legal instrument effects the transfer: a property transfer order, property transfer instrument, resolution instrument, or supplemental instrument?
• Who is transferring the land, and to whom?
• Is the transfer from the failed institution into an appointed resolution temporary holding entity, or to former creditors?
• Or is the transfer instead a sale to a third-party purchaser, either directly or after an interim transfer through a temporary holding entity or temporary public body?

If the transfer is a direct or onward sale to a third-party purchaser, the HMRC material says the exemption does not apply and SDLT should be considered under the normal rules.

That means the usual SDLT analysis still matters, including identifying the land transaction, the chargeable consideration, the effective date, and the applicable rates and rules under the wider SDLT code.

Example

Illustration: A failed bank owns an office building. As part of the statutory resolution process, the building is transferred under the relevant Banking Act machinery to a resolution temporary holding entity set up for that purpose. On the HMRC view reflected in this material, that transfer may fall within section 66A and be exempt.

If that holding entity later sells the same office building to an unrelated commercial buyer, that later sale is not covered by the exemption described here. SDLT would then apply in the normal way at the relevant rates.

The same result would follow if, instead of first moving the property into the temporary holding entity, the business and the land were transferred directly to the unrelated buyer under the private sector purchaser stabilisation power.

Why this can be difficult in practice

The difficult point is often identifying exactly what transaction is being tested for SDLT and under which statutory mechanism it takes place.

A resolution may involve several steps and several instruments. One step may be exempt, while a later step is taxable. It is therefore important not to treat the whole resolution as a single exempt event.

Another practical difficulty is that the official material here is brief. It states the result, but not the full statutory wording or all the definitional detail behind terms such as resolution temporary holding entity, temporary public body, or former creditors. In a real case, the precise Banking Act instrument and the exact chain of transfers will matter.

There is also a difference between a transfer made under the statutory resolution framework itself and a later commercial disposal. The latter may happen because of the resolution, but that causal connection is not enough to bring it within the exemption.

Key takeaways

• The section 66A exemption is limited to specific transfers within the Banking Act 2009 resolution framework.
• A direct transfer of land to a third-party purchaser under the private sector purchaser stabilisation power is not exempt under this rule.
• An onward sale from a temporary resolution vehicle or temporary public body to a third-party purchaser is also outside the exemption and is charged to SDLT in the normal way.

This page was last updated on 24 March 2026

Useful article? You may find it helpful to read the original guidance here: Stamp Duty Land Tax Exceptions for Financial Institutions in Resolution Explained

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