The Great Stamp Duty Dash: Will Your Local Council Delay Your Homeownership Dreams?
As the 31st March Stamp Duty deadline approaches, we know that many prospective homeowners will be feeling the pressure to complete their purchases in time.
To help you navigate this nail-biting period, we’ve conducted an in-depth analysis to identify which councils can make or break your chances of beating the Stamp Duty deadline and saving thousands of pounds.
We analysed the average turnaround time for local searches in 369 councils in England. By adding this average time to the standard average conveyancing period of 10 weeks, we’ve predicted how long it takes to go from sold to completion across the country.
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Stamp Duty deadline - key statistics
1 in 4 councils had a deadline in December: Approximately 85 councils (23%) had deadlines back in December, meaning those in these areas may have missed their chance to benefit from the Stamp Duty holiday.
Average local authority search time: Based on an analysis of 369 councils, the average processing time for local authority searches is around 11 working days, which is just over two weeks. Combining this with the average conveyancing time of 10 days, the predicted deadline was 6th January.
Fastest turnaround: Some areas (6% of councils) can complete local authority searches in as little as 3 working days, providing a quick route to securing a property.
Slowest processing time: The London Borough of Hackney takes the longest, with a staggering 180 working days required for local searches, making it the slowest council in this regard.
How will Stamp Duty change in England from 1st April 2025?
From 1st April, significant changes to Stamp Duty Land Tax (SDLT) in England are set to take effect, affecting homebuyers across the board. Whether you’re a first-time buyer or looking to move, understanding these changes is key for your financial planning.
For first-time buyers
One of the most notable adjustments will affect first-time buyers. The 0% threshold will decrease from £425,000 to £300,000. This means that if you’re purchasing your first home for £300,000 or less, you’ll still benefit from the tax exemption, but anything above this threshold will incur costs:
5% Rate: Properties priced between £300,001 and £500,000 will be taxed at 5%.
The maximum property value eligible for first-time buyer relief will also drop from £625,000 to £500,000, limiting options for those looking at higher-priced homes.
For home movers
For non-first-time buyers, the landscape is changing as well:
The 0% threshold for main residences will fall from £250,000 to £125,000.
A new 2% rate will apply on properties priced between £125,001 and £250,000, while the 5% rate will kick in for values between £250,001 and £925,000.
The rate will increase to 10% for those purchasing a property between £925,001 and £1.5 million, and any properties higher than this will receive a 12% Stamp Duty charge.
For additional properties
If you’re considering buying an additional property (such as a buy-to-let), expect even steeper rates:
The first £125,000 will incur a 5% charge, with properties valued between £125,001 and £250,000 taxed at 7%, and higher rates applying thereafter.
1 in 4 councils complete local searches within a week
After analysing local authority search times across 369 councils, we have discovered that almost than 1 in 4 (23%) of local councils complete searches within just one week.
In fact, 25 councils (6%) are leading the way with the fastest turnaround at just 3 working days. Notable councils with this quick processing time include Chelmsford, the London Borough of Enfield, North Yorkshire (Scarborough), and South Gloucestershire.
Additionally, 24 councils (7%) offer a fast turnaround of 4 working days (6%), including Blackpool, Milton Keynes, and Watford.
Furthermore, 53 councils (14%) are likely to complete local searches within 5 working days, such as Bedford, Cheshire, and Ipswich.
Aspiring homeowners in these 85 councils should have started the conveyancing process in December
A notable 85 councils (23%) have such slow turnaround times for local searches that prospective homebuyers should have initiated the conveyancing process back in December.
For example, those in Durham and Lewisham should have started by 5th December, while buyers in Stoke or Macclesfield needed to begin by 17th December, and those in Derby or Oldham by Christmas Eve, among many others.
Hopeful homeowners in Hackney should have started the conveyancing process 7 months ago
However, we can also reveal that those in Hackney are set to be impacted the most by the upcoming Stamp Duty deadline.
With an average local search waiting time of 180 working days, they would have had to have started the conveyancing process on 7th May 2024.
Given that the average first-time buyer in Hackney purchases a property worth £576,000, from 1st April 2025, this will now cost £16,300, an increase of £8,750 (from £7,550)
For home movers, the average cost of a property is £612,000. From 1st April, the average Stamp Duty will cost £20,600 - an increase of £2,500 (from £18,100).
How much Stamp Duty will cost the average home mover in each region, revealed
We’ve also calculated how much mortgage borrowers in each region are likely to pay for Stamp Duty once the holiday ends on 31st March.
Please note the below figures are not relevant to first-time buyers as they meet different criteria:
Region | Average house price* | Stamp Duty cost (until 31st March 25) | Stamp Duty cost (after 1st April 25) | Increase |
|---|---|---|---|---|
London | £519,579 | £13,478 | £15,978 | +£2,500 |
South East | £381,566 | £6,578 | £9,078 | +£2,500 |
East of England | £344,434 | £4,721 | £7,221 | +£2,500 |
South West | £324,709 | £3,735 | £6,235 | +£2,500 |
West Midlands | £256,384 | £319 | £2,819 | +£2,500 |
East Midlands | £250,605 | £30 | £2,530 | +£2,500 |
North West | £225,360 | £0 | £2,007 | +£2,007 |
Yorkshire & The Humber | £217,146 | £0 | £1,842 | +£1,842 |
However, first-time buyers in London face an extra £11,250 in Stamp Duty fees
Whilst home movers will see a rise of £2,500, first-time buyers in London will see their costs rise significantly. With the average asking price for a home now at £502,098, the average Stamp Duty will increase from £3,854 to £15,104 starting on 1st April 2025.
This translates to a staggering overnight increase of £11,250 for new buyers.
To save on costs, it’s more beneficial to make an offer below £500,000—for example, £499,999—if you hope to purchase a property. In this case, you would only pay £9,999 in Stamp Duty, resulting in a saving of £5,105 compared to properties priced above the threshold.
In contrast, none of the other regions will incur Stamp Duty based on the average property price for first-time buyers, making London a particularly challenging market for those looking to get on the property ladder.
See how your council compares in our Stamp Duty deadline analysis
Wondering how long your council takes to complete local searches and, therefore, how long conveyancing is likely to take overall? Find out more below.
Deadline | Average local council turnaround time | Total conveyancing time | Councils |
|---|---|---|---|
16th January 2025 | 3 working days | 53 working days | Chelmsford City Cheltenham Borough East Devon District East Lindsey District Hart District Horsham District Kingston upon Hull City Lincoln City London Borough of Enfield London Borough of Sutton London Borough of Wandsworth Mid Suffolk District Newark & Sherwood District North Hertfordshire District North Somerset North West Leicestershire District North Yorkshire (Scarborough Borough) Peterborough City Rutland County Sevenoaks District Somerset (Mendip District) South Gloucestershire South Oxfordshire District Stroud District Tandridge District |
15th January 2025 | 4 working days | 54 working days | Babergh District Blackpool Borough Brentwood Borough Epping Forest District Guildford Borough London Borough of Haringey Milton Keynes City North Lincolnshire North Norfolk District North Yorkshire (Hambleton District ) North Yorkshire (Richmondshire District) Pendle Borough Redcar and Cleveland Rushmoor Borough Somerset (Sedgemoor District) Stockton on Tees Stratford On Avon District Swale Borough Uttlesford District Vale of White Horse District Warwick District Watford Borough Welwyn Hatfield Wychavon District |
14th January 2025 | 5 working days | 55 working days | Ashfield District Basingstoke & Deane Borough Bedfordshire County Bradford City Metro District Braintree District Bury Metro Borough Castle Morpeth District Cheshire County Chorley Borough Corporation of the City of London Crawley Borough Cumberland (Copeland Borough ) Dudley Metropolitan Borough East Suffolk Eastbourne Borough Fareham Borough Fylde Borough Gedling Borough Gloucester City Harborough District Holderness District Ipswich Borough Lancashire County London Borough of Barking and Dagenham London Borough of Bexley London Borough of Croydon London Borough of Lambeth Malvern Hills District North Tyneside North York Moors North Yorkshire (Harrogate) North Yorkshire (Ryedale District) Nuneaton & Bedworth Borough Oxford City Oxfordshire County Plymouth City Preston Borough Salford City Somerset (South Somerset District) South Holland District South Kesteven District Spelthorne Borough Tameside Metropolitan Borough Tewkesbury Borough Warrington Borough Waverley Borough West Lindsey District West Northamptonshire Northamptonshire District West Oxfordshire District West Wiltshire District Westmorland and Furness Woking Borough Wolverhampton City |
13th January 2025 | 6 working days | 56 working days | Alnwick District Bassetlaw District Bath and North East Somerset Bolsover District Bournemouth, Christchurch & Poole (Christchurch Borough) Bournemouth, Christchurch & Poole (Poole Borough) Bracknell Forest Borough Chichester District City of Wakefield Metropolitan District Cumberland (Carlisle City) Elmbridge Borough Epsom & Ewell Borough Folkestone & Hythe District Halton Borough Hartlepool Isle of Wight Kennet District Kirklees Metropolitan London Borough of Barnet London Borough of Brent London Borough of Newham Mid Devon District North Wiltshire District Reading Borough Rochdale Metropolitan Borough Rotherham Metropolitan Borough Salisbury District South Ribble Borough Tonbridge & Malling Borough Trafford Metropolitan Borough Worcester City Wyre Forest District |
10th January 2025 | 7 working days | 57 working days | Arun District Barnsley Metropolitan Borough Boston Borough Bournemouth, Christchurch & Poole (Bournemouth Borough) Brighton & Hove City Calderdale Metropolitan Borough City of Doncaster Dorset (East Dorset District) East Hertfordshire District Gosport Borough Huntingdonshire District London Borough of Ealing London Borough of Hammersmith and Fulham London Borough of Merton London Borough of Richmond-upon-Thames London Borough of Westminster Manchester City North Northamptonshire (Wellingborough Borough) North Shropshire District North Yorkshire (Selby District) Ribble Valley Borough Shropshire (Unitary) Somerset (Somerset West and Taunton) Stafford Borough Teignbridge District Three Rivers District Tynedale District West Suffolk |
9th January 2025 | 8 working days | 58 working days | Birmingham City Bridgnorth District Buckinghamshire (Chiltern and South Bucks) Canterbury City Cumberland (Allerdale Borough) Dartford Borough Dorset (North Dorset District) East Cambridgeshire District Gateshead Metropolitan Borough Lewes District London Borough of Harrow London Borough of Redbridge London Borough of Southwark Middlesbrough Borough North East Lincolnshire North Kesteven District North Yorkshire (Craven District) Oadby & Wigston Borough Oswestry Borough Rother District Shrewsbury and Atcham Borough South Hams District South Shropshire District |
8th January 2025 | 9 working days | 59 working days | Broxbourne Borough Buckinghamshire (Wycombe) Caradon District Carrick District Derbyshire Dales District Dorset (Purbeck District) Dorset (West Dorset District) Eastleigh Borough Hinckley & Bosworth Borough Leicester City London Borough of Bromley Maidstone Borough Melton Borough Nottingham City Peak District National Park Royal Borough of Windsor and Maidenhead South Buckinghamshire District Stockport Metropolitan Borough Swindon Borough Telford and Wrekin West Lancashire Borough |
7th January 2025 | 10 working days | 60 working days | Ashford Borough Basildon District Blaby District Breckland District Bromsgrove District Cannock Chase District Chesterfield Borough Cornwall (Unitary) Dorset (Weymouth & Portland Borough ) East Riding of Yorkshire Havant Borough Hertsmere Borough Knowsley Metropolitan Borough Leeds City London Borough of Hillingdon London Borough of Tower Hamlets North Devon District North East Derbyshire District Penwith District Restormel Borough Royal Borough of Kingston-upon-Thames Runnymede Borough Solihull Metropolitan Borough Staffordshire Moorlands District Torridge District Transport for London Wansbeck District Wigan Metropolitan Borough Wirral Metropolitan Borough |
6th January 2025 | 11 working days | 61 working days | Broadland District Cotswold District Dover District East Staffordshire Borough Forest of Dean District Gravesham Borough Kerrier District Lancaster City London Borough of Camden New Forest District North Cornwall District Portsmouth City Redditch Borough Rochford District Slough South Tyneside Metropolitan Borough Southampton City West Devon Borough Wyre Borough |
3rd January 2025 | 12 working days | 62 working days | Blyth Valley Borough Bolton Metro Borough Buckinghamshire (Aylesbury Vale) Castle Point Borough Cherwell District Fenland District Hastings Borough Maldon District Medway North Northamptonshire (Corby Borough) Sandwell Metropolitan Borough Tendring District Wokingham District |
2nd January 2025 | 13 working days | 63 working days | Bristol City Broxtowe Borough Darlington Borough Great Yarmouth Borough Luton Borough Mole Valley District North Northamptonshire (Kettering Borough ) Norwich City Royal Borough of Kensington & Chelsea South Norfolk District Walsall Metropolitan Borough Winchester City |
31st December 2024 | 14 working days | 64 working days | City of York Royal Borough of Greenwich Tunbridge Wells Borough Wealden District Westmorland and Furness (Eden District) |
30th December 2024 | 15 working days | 65 working days | Burnley Borough Harlow District Herefordshire High Peak Borough Lichfield District London Borough of Hounslow North Northamptonshire (East Northamptonshire District) North Warwickshire Borough Scilly Islands Sefton Metropolitan Borough South Derbyshire District Southend-on-Sea City St Albans City Surrey Heath Borough Tamworth Borough Thanet District |
27th December 2024 | 16 working days | 66 working days | Bedford Borough Stevenage Borough Sunderland Metropolitan Borough |
24th December 2024 | 17 working days | 67 working days | Amber Valley Borough Blackburn with Darwen Borough Derby City Oldham Metropolitan Borough South Staffordshire District |
23rd December 2024 | 18 working days | 68 working days | Adur District City of Chester East Hampshire District Mid Bedfordshire District Rossendale Borough South Bedfordshire District Vale Royal Borough West Berkshire Worthing Borough |
20th December 2024 | 19 working days | 69 working days | Torbay Borough |
19th December 2024 | 20 working days | 70 working days | Caerphilly County Borough Charnwood Borough Cheshire West and Chester Borough Ellesmere Port and Neston Borough Erewash Borough Hyndburn Borough Liverpool City Reigate & Banstead Borough Sheffield City Wiltshire |
18th December 2024 | 21 working days | 71 working days | Mid Sussex District Rugby Borough |
17th December 2024 | 22 working days | 72 working days | Cheshire East Borough Colchester City Congleton Borough Crewe and Nantwich Borough Dacorum Borough Kings Lynn and West Norfolk Borough London Borough of Havering London Borough of Islington Macclesfield Borough Rushcliffe Borough South Cambridgeshire District Stoke on Trent City West Northamptonshire (Northampton Borough) |
12th December 2024 | 25 working days | 75 working days | Cambridge City Coventry City Exeter City Mansfield District Neath Port Talbot County Borough Northumberland County Sedgefield Borough Thurrock District Westmorland and Furness (South Lakeland District) |
5th December 2024 | 30 working days | 80 working days | Chester le Street District Derwentside District Durham City Durham County Easington District London Borough of Lewisham London Borough of Waltham Forest St Helens Metropolitan Borough Teesdale District Wear Valley District West Northamptonshire (Daventry District) |
28th November 2024 | 35 working days | 85 working days | Central Bedfordshire Newcastle upon Tyne City Test Valley Borough |
14th November 2024 | 45 working days | 95 working days | Newcastle under Lyme Borough |
7th May 2024 | 180 working days | 230 working days | London Borough of Hackney |
Seven tips to speed up the conveyancing process
1. Choose trusted experts
The professionals you work with can make a big difference to your house-buying journey so choose your conveyancer, mortgage broker and estate agent wisely. They should all have a good reputation for efficiency and strong communication. It’s a good idea to ask about their current workload, too, to make sure your purchase can be prioritised if you’re working to a tight deadline.
2. Get your documentation ready
When buying a property, you’ll need to provide your ID (such as your driving licence and passport), copies of your three most recent bank statements, recent payslips, proof of address and proof of funds when applying for a mortgage. Gather all these documents in advance so you have everything ready to share promptly.
3. Be a smooth seller
Many home movers buy and sell their property at the same time, so you’ll need to be on the ball when it comes to selling your existing home too. Make sure all the documents relating to your current property are readily available, including a valid Energy Performance Certificate, any planning permissions, Building Regulations Certificates, and warranties for new appliances. You can even instruct your solicitor to prepare a pre-sale pack, so all the information they need is ready in advance.
4. Respond quickly
Reply to any requests from solicitors, mortgage brokers or estate agents ASAP so you’re never the reason for any unnecessary delays. If you’re concerned about delays, feel free to proactively follow up to get an update - everyone understands how stressful buying a house can be!
5. Provide requested information in full
It’s tempting to give a partial answer if you’re not quite sure of the correct one, but this will only result in lengthy back-and-forth. Always try to answer your solicitor’s questions as thoroughly as you can, or ask them for further clarification if you’re not sure what they need from you.
6. Agree on timelines
Make sure everyone involved in your chain is aware of your expectations regarding completion dates, particularly if you’re working to a tight deadline. Everyone should be aligned and working towards the same target date.
7. Avoid a property chain if you can
Lengthy chains can not only delay property purchases, but there’s a greater risk of the chain collapsing which could set you back weeks or months. If possible, try to buy from a seller without an onward chain.
Methodology
Predicted Stamp Duty deadline calculation: In our research, we aimed to provide prospective homeowners with realistic timelines for completing their purchases before the Stamp Duty deadline. To do this, we analysed local authority search data from 369 councils in England to determine the average turnaround time for local searches.
We chose an estimated average conveyancing time of 10 weeks based on common online averages, which typically range between 8 to 12 weeks. Therefore, while we provide this as a general guideline, actual times can vary depending on specific circumstances and council efficiencies.
By combining these factors, we hope to give homebuyers a clearer understanding of the timeframes they may encounter as they navigate the buying process, whilst keeping the Stamp Duty deadline of 31st March 2025 in mind.
Predicted Stamp Duty calculation: To calculate the expected Stamp Duty amounts, the average house price was inputted into KFH’s Stamp Duty calculator.