Buyers in England and Northern Ireland face a higher interest rate on overdue Stamp Duty Land Tax (SDLT) from 24 November 2026. HMRC announced the change on 6 November, following the Bank of England's rate decision the previous day. For a purchase approaching completion, the practical step is to confirm the tax payment arrangements before handing over the moving budget.

What changes, and when?

HMRC's published rate table specifically includes SDLT. It lists late-payment interest of 8% from 24 November, up from 7.75%. That is an increase of 0.25 percentage points. The 7.75% rate remains applicable before that date; the announcement does not bring the higher rate into effect immediately.

This is interest on unpaid tax. It does not change the SDLT bands used to calculate the purchase tax, and it does not add 8% to the price of a home. HMRC also lists repayment interest of 3% from 24 November, up from 2.75%, where repayment interest is due.

Keep the payment deadline separate

The usual deadline is to send the SDLT return and pay the tax within 14 days of completion. HMRC's detailed guidance uses the transaction's effective date, which can be earlier in some circumstances. Ask the conveyancer to confirm that date for the actual purchase. The November interest announcement gives buyers no extra time to pay.

HMRC says a solicitor or conveyancer will usually submit the return and make the payment for the buyer. Check that this work is included, how much money they need and when they need it. A buyer remains responsible for their own tax affairs even when an agent handles the paperwork.

Four checks before the move

  • Ask for the SDLT amount and payment timetable alongside the completion statement. Keep that money separate from removals, decorating and furniture spending.
  • Confirm who will submit the return and who will pay HMRC, then retain confirmation of both steps.
  • If paying directly, follow HMRC's current payment guidance. Use the correct 11-character transaction reference and allow for the chosen payment method's processing time.
  • If a payment is already overdue or the amount appears wrong, contact the conveyancer or HMRC promptly. Interest and any applicable penalties are separate matters; the published interest percentage alone does not establish the final bill.

Use the property purchase tax calculator for an initial estimate and the moving budget planner to record the confirmed tax payment. Our conveyancing guide explains the wider legal work. These tools do not calculate an overdue-tax assessment.

Buying in Scotland or Wales?

Current Scottish purchases use Land and Buildings Transaction Tax, while Welsh purchases use Land Transaction Tax. They have separate administration and payment rules. This SDLT update concerns purchases in England and Northern Ireland; do not apply its deadline or interest rate to a Scottish or Welsh transaction without checking the relevant revenue authority.

This is general information. Your conveyancer or tax adviser can confirm the treatment and deadlines for your transaction.