SDLT Return Software.
Built for conveyancers across England and Northern Ireland.
- Files direct to HMRC Stamp Taxes Online
- SDLT1 with SDLT2, 3 and 4 in one flow
- Every surcharge and relief, band by band
- 70+ HMRC business rules checked first
- 14-day deadline tracked on every case
- SDLT5 certificate stored on acceptance
20-minute demoNo card, no obligationReply within 1 working day
Work out SDLT in seconds — residential, first-time buyer, higher rates, non-resident, company and lease NPV — with every band set out in your report.
Every return is built and validated against HMRC's published SDLT 6.3 schema and business rules before it is sent.
Specifications published by HMRC on GOV.UK.SDLT filing built around your firm — ready in a day.
No big project. Your firm keeps its own Stamp Taxes Online enrolment; we get you keying returns in minutes and filing as soon as HMRC activates you.
Your firm enrols with HMRC and receives its 10-digit STORN. We walk you through every step.
Add your Gateway ID and STORN once — encrypted, then checked with HMRC without filing anything.
Ten guided steps that follow the SDLT1, saving as you type, with the tax calculated live.
HMRC business rules and the SDLT schema checked, with every problem linked to its field.
Submit, follow it live through to acceptance, and keep the UTRN and SDLT5 on the case.
From completion day to SDLT5 certificate.
Key the return once
Transaction, property, buyers, sellers and agent — in SDLT1 box order. Third buyers become SDLT2s, extra properties SDLT3s, commercial and company purchases bring in the SDLT4.
See the tax, band by band
Rates by effective date, every surcharge applied, first-time buyer relief with its cliff edge, lease NPV, linked transactions. Print it for the client.
Validate against HMRC rules
NINO and date of birth, local authority codes, relief code dates, Scottish and Welsh postcodes — checked with HMRC's own rule numbers.
Submit to Stamp Taxes Online
Under your firm's own credentials. Follow the submission live; HMRC errors are explained in plain English and linked to the field.
Keep the SDLT5 on file
UTRN, certificate number and acceptance time saved to the case — print it, email the client, mark it sent to HM Land Registry.
Not a case-management system with an SDLT sticker on it.
FileSDLTonline is built directly against HMRC's SDLT schema, business rules and Transaction Engine protocol. It does one job, properly.
A calculator you can show the client
Higher rates, the non-resident surcharge, the 17% corporate rate, first-time buyer relief and lease NPV — every band shown.
SDLT1, 2, 3 and 4 in one flow
Supplements are added automatically as the transaction needs them, and the counts are worked out for you.
Validated before it leaves
HMRC's business rules and the SDLT 6.3 schema, with every problem linked to the field to fix.
The 14-day clock, handled
Red, amber and green deadlines, reminders at 7, 3 and 1 days, and a BACS warning at day 11.
Refunds you might miss
Higher rates paid because the old home hadn't sold? The 36-month refund window is tracked on the case.
Audit trail for file review
Every edit, calculation and HMRC message recorded, with the exact XML kept as evidence.
Get the tax right on the first attempt
Rates are held by effective date, so a completion from two years ago uses the rules in force at the time.
- First-time buyer relief, with a warning near the £500,000 cliff edge
- Main-residence replacement, with a refund reminder if the old home is unsold
- Linked transactions apportioned; six-plus dwellings shown both ways
- Lease premium and rent NPV calculated together
Catch rejections before HMRC does
Checked as you type and again before submission, using HMRC's rule numbers.
- Scottish and Welsh postcodes blocked, with the right authority named
- NINO, date of birth and company references checked
- Relief codes checked by date — including the end of multiple dwellings relief
- Every return validated against the SDLT 6.3 schema
Built for the people who file SDLT.
HMRC only accepts online SDLT returns from agents and organisations with their own Stamp Taxes Online enrolment.
Conveyancers
Fast, accurate returns on every completion, with agent details pre-filled and the SDLT5 ready for registration.
- Agent details pre-filled
- Fee earner assignment
- Land Registry tracking
Accountants
File for property-investor clients without buying a conveyancing system. Surcharges and company purchases handled properly.
- Corporate and non-resident rates
- Higher-rates refund tracking
- Client-ready calculations
Property companies
Portfolio landlords and developers filing in volume, including linked transactions, leases and multiple properties.
- Linked transactions
- Six-plus dwellings election
- Bulk CSV export
Why firms switch from keying returns by hand.
| Capability | Manual filing | FileSDLTonline |
|---|---|---|
| Preparing the return | ||
| Band-by-band tax calculation with surcharges | — | ✓ |
| Business rules checked before submission | Partial | ✓ |
| Default agent details pre-filled | — | ✓ |
| Autosave as you type | — | ✓ |
| After filing | ||
| SDLT5 stored against the case | — | ✓ |
| Deadline dashboard and reminders | — | ✓ |
| Higher-rates refund reminders | — | ✓ |
| Team roles and full audit trail | — | ✓ |