Sign in with a one-time verification code for Land Transaction Tax: all sections
Sign in with a one-time verification code for Land Transaction Tax
The Welsh Revenue Authority publishes its guidance on sign in with a one-time verification code for land transaction tax as one long document. This page breaks it into its 3 sections so you can go straight to the one you need.
- How to sign in with a verification code
- Added security with a verification code
- Troubleshoot issues
Scroll down for the full analysis.
Need an indemnified letter of advice? Email me your situation — my initial assessment is always free. If a formal letter is needed, fixed fee from £350, no VAT.
Insured by Markel International (up to £250k per claim). Learn more →
Read the original guidance here:
Sign in with a one-time verification code for Land Transaction Tax: all sections
Sign in with a one-time verification code for Land Transaction Tax: all sections
The Welsh Revenue Authority publishes its guidance on sign in with a one-time verification code for land transaction tax as one long document. This page breaks it into its 3 sections so you can go straight to the one you need.
What this guidance covers
Each link below goes to a single section of the Welsh Revenue Authority’s guidance on sign in with a one-time verification code for land transaction tax, explained in plain English. The reference numbers are the authority’s own, so you can quote them to a solicitor or accountant.
Sections in this guidance
Where this comes from
These pages rewrite the Welsh Revenue Authority guidance at Sign in with a one-time verification code for Land Transaction Tax. The authority’s guidance is its view of how the law applies. It is not the law itself, and the legislation prevails where the two differ.
Key takeaways
- This guidance runs to 3 separate sections.
- Land Transaction Tax applies to property in Wales. Stamp duty land tax does not.
- Quote the reference number when you ask anyone about a specific point.
This page was last updated on 4 September 2026
Useful article? You may find it helpful to read the original guidance here: Sign in with a one-time verification code for Land Transaction Tax: all sections
Search Land Tax Advice with Google
What people say
Most of these Google reviews are from people who emailed me a question and got a helpful written answer. That is step 1 below, and it is genuinely free.
Mel N
2 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.
stevesimmance
3 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
Lei Wang
3 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!
Kate Phillips
4 weeks 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!
Wendy Baines
4 weeks 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.
800 Lee
4 weeks 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!
Luc
3 months ago
Nick was so fast at responding to my query. He was very polite and very informative. Although the outcome was not what we had hoped for, the advice that Nick provided was invaluable. Nick provided advice that 5 other professionals could not. I am very grateful for his help and the clarity that he gave me. Would 100% recommend. Thank you again!
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
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
3 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
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
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
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
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
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
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
7 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
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
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
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
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
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
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
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
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
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
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
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
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
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
10 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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
1 year ago
Excellent service. Speedy responses to my questions from an extremely knowledgeable bloke. Would certainly recommend utilising his services.
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
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
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
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
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
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
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
Ajay Treon
1 year ago
Amazing advice. Anyone with any SDLT queries Nick should be your goto advisor. Many thanks Nick.
Hannah Marsh
1 year 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
1 year ago
Nick was fantastic gave me some wonderful advice would definitely recommend. Thanks Nick
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
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
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
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
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
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!
£350
NO VAT
— Indemnified Letter of Advice
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.
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.
Replies usually the same working day. Nick Garner, HMRC-registered tax agent.
