Buying guide: Stamp duty

Can You Add Stamp Duty to Your Mortgage? (UK 2026)

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Quick answer

Indirectly, yes, but not in the way most people mean. You can't pay Stamp Duty (SDLT) out of your mortgage directly: it's due to HMRC within 14 days of completion and your solicitor pays it from your own funds. What you can sometimes do is borrow a larger mortgage (a lower deposit) and use the freed-up cash to cover the SDLT. That only works if the higher loan keeps you within the lender's loan-to-value and affordability limits, and it means paying interest on that amount for the mortgage term.

How 'adding stamp duty to your mortgage' actually works

Stamp duty is a cash cost at completion. To spread it, buyers reduce their deposit and borrow more, keeping back the difference to pay the SDLT. For example, instead of putting your full savings into the deposit, you keep enough aside for the tax and increase the loan slightly. The lender never pays HMRC for you: your conveyancer does, from your account, within the 14-day deadline.

What does it cost you to borrow the stamp duty?

Rolling SDLT into the loan increases both your monthly payment and the total interest you pay over the term. A few thousand pounds of tax added to a 25- or 30-year mortgage can cost noticeably more than its face value once interest is included, and a higher loan-to-value can push you into a more expensive rate band. Work out the SDLT first with our Stamp Duty Calculator, then decide whether borrowing it is worth the long-run cost.

When can't you add stamp duty to your mortgage?

You can't if the bigger loan breaches the lender's maximum loan-to-value (often 90–95%) or fails their affordability assessment. First-time buyers on tight deposits are most likely to hit these limits. If you qualify for first-time buyer relief you may owe little or no SDLT anyway. Check with our First-Time Buyer Stamp Duty Calculator.

Know the full cost of the property before you stretch the loan

Before you borrow more to cover stamp duty, make sure the property is worth it. HouseCheckup runs 15+ checks on the exact address from official sources (flood risk, planning, EPC, lease and more), so a stretched budget goes into a home that stacks up. £24.99 (Complete), one-off.

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Frequently asked questions

Can you add stamp duty to your mortgage?
Not directly. Stamp duty is due to HMRC within 14 days of completion and is paid by your solicitor from your own funds, not the mortgage. But you can indirectly cover it by taking a slightly larger mortgage (a smaller deposit) and keeping cash aside for the tax, as long as the higher loan stays within your lender's loan-to-value and affordability limits.
Is it a good idea to add stamp duty to your mortgage?
It can help if you're short of cash at completion, but it costs more overall: you pay interest on the borrowed tax for the whole mortgage term, and a higher loan-to-value may mean a worse rate. If you can pay the SDLT from savings without leaving yourself short, that's usually cheaper in the long run.
When do you have to pay stamp duty?
Stamp Duty Land Tax must be paid to HMRC within 14 days of completion. In practice your conveyancer files the SDLT return and pays the tax on your behalf shortly after you complete, using funds you provide. Missing the deadline can lead to penalties and interest.
Can first-time buyers avoid paying stamp duty?
First-time buyers pay no SDLT on properties up to the first-time-buyer threshold and a reduced rate above it, up to a cap, so many first-time buyers owe little or nothing. Use a first-time buyer stamp duty calculator to see whether relief removes the cost entirely for your purchase price.

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