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Stamp Duty Land Tax (SDLT) is one of the most misunderstood areas of property law – and one of the most frequently misquoted by clients.

In this special session, our Managing Director Liz Jarvis is joined by Richard Friend of 4Stamp to tackle some of the most common SDLT myths and misconceptions. From first-time buyer confusion to gifting property, mixed-use quirks and company purchases, they separate fact from fiction with clarity, context, and a few laughs along the way.

Whether you’re a seasoned conveyancer or just looking to sharpen your SDLT knowledge, this is a must-watch (or listen) for 2026.

🔍 What’s covered?

  • First-time buyer relief: why it’s a one-time benefit
  • Gifting property: when a mortgage triggers SDLT
  • Mixed-use properties: how they’re taxed differently
  • Reclaiming the 5% surcharge after selling a main residence
  • Divorce exemptions, company purchases, and more

A little knowledge about SDLT can be dangerous – but 30 minutes with Liz and Richard might just save you from your next client conversation that starts with, “I read somewhere that…”

▶️ Watch the video

🎧 Listen on Spotify

Property professionals can now enjoy greater confidence and peace of mind in every transaction, thanks to OneSearch’s new partnership with 4Stamp: the definitive SDLT solution.

From today, OneSearch customers can manage and track their post-completion SDLT and LTT calculations directly within our platform, alongside local authority searches, environmental reports, and other essential conveyancing tools. This integration brings everything together in one place, saving time and reducing risk.

4Stamp is a cloud-based solution which allows all parties access to all the updates, data, and information required to provide a certified, accurate assessment of the purchasers’ property tax liability

“We have always been dedicated to setting the gold standard for accuracy and trust in the property market,” said Liz Jarvis, Managing Director of OneSearch. “Our partnership with 4Stamp is a natural extension of this promise. By integrating their certified, expert-backed solution into our platform, we are giving our clients end-to-end confidence, from the initial search all the way through to the final tax calculation.”

Richard Friend, Managing Director at 4Stamp Ltd added, “We are thrilled to partner with OneSearch, a company that shares our core values of data integrity and professional excellence. Their market-leading platform provides the perfect home for our service. Together, we are taking the mystery out of Stamp Duty Land Tax and empowering legal professionals to eliminate risk and streamline their workflow.”

Generic online calculators can be risky, often failing to account for all variables and exposing your firm to potential liability. In fact, 8% of customers overpay on their property tax, a statistic that highlights the need for a better solution.

4Stamp is not another calculator. It’s a comprehensive, certified assessment that considers the purchaser’s circumstances, the property, and the transaction vehicle. This is why it’s trusted by professionals.

By using 4Stamp via OneSearch, you will:

  • Eliminate Risk: Move beyond generic calculators and get a precise, certified tax assessment.
  • Gain Protection: Every calculation is backed by professional indemnity insurance, transferring liability away from your firm.
  • Save Time: Instantly get a certified value or immediate access to tax advisors for complex cases.
  • Ensure Compliance: Every assessment includes a certified PDF and a full audit trail for your records.

At OneSearch, we have always been about empowering legal professionals with speed, confidence, and protection. Now, we’re bringing that same promise to the final, critical step of every property transaction.

Ready to transform your conveyancing process? Learn more about the OneSearch and 4Stamp partnership and discover the value for yourself.

Stamp duty land tax (SDLT) has long been a headache for property conveyancers and solicitors, thanks to increasingly complex rules and reliefs.

The topic has been back in the headlines only recently after former deputy prime minister Angela Rayner resigned, admitting she’d underpaid SDLT on her property purchase in Hove.

And while Chancellor Rachel Reeves’ autumn budget announced no imminent SDLT changes, this topic remains a talking point in the property industry – not least due to the serious financial and reputational consequences of getting it wrong.

Small errors, big repercussions

Research from InfoLegal suggests that four in ten SDLT returns contain mistakes, often due to misclassifying properties and misinterpreting reliefs. Conveyancing teams are frequently directed to generic guidance, leaving them to navigate complex rules without specialist advice.

Errors can result in compliance breaches, HMRC penalties, client disputes, negligence claims, and reputational damage.

The penalties alone can range from 30% to 100% of the SDLT lost plus interest, depending on whether HMRC classifies the error as careless or deliberate. So, even unintentional mistakes can have significant repercussions.

And it’s easy to see how SDLT errors can occur:

  • Complex rules – SDLT is a minefield with five main tax bands and numerous reliefs and exemptions.
  • A shifting landscape – changing thresholds and temporary reliefs mean it’s hard to keep up with the latest rules.
  • A reliance on manual processes – many firms still rely on manual calculations, creating inefficiencies and risks of human error.
  • Tools that aren’t up to the job – online calculators (including HMRC’s SDLT calculator) lack the functionality to handle some non-standard scenarios (such as corporate transactions and trusts).
  • Pressing deadlines – conveyancers are under constant pressure to move fast and provide instant answers in this bewildering landscape.

A recent study from SCA Tax found that 11% of 7,000 submissions contained overpayment errors – highlighting the scale of the problem.

Meanwhile, SDLT scams are on the rise. Unscrupulous SDLT reclaim agents are exploiting weaknesses in the system, encouraging spurious and unfounded claims based on misinterpretation of the law (HMRC).

These issues are all creating a perfect storm within the property industry – underscoring the need for a comprehensive, tailored solution to protect conveyancers and their clients against liability.

4Stamp: a certified solution to ease the pain of SDLT

At OneSearch, we’ve partnered with 4Stamp to bring you a certified SDLT verification tool that provides accurate tax calculations instantly.

4Stamp is a cloud-based solution tailored for the ever-changing UK conveyancing landscape, enabling firms to meet their regulatory obligations under the Conveyancing Quality Scheme.

4Stamp is far more than an online calculator. It gives you peace of mind that your tax calculations are accurate, so you can get on with your job of delivering a first-class conveyancing service.

Safeguard your business against non-compliance

Using 4Stamp, you can:

  • Protect against risk – get a certified tax assessment and a complete audit trail. Specialist tax advice is available for more complex cases.
  • Get peace of mind with indemnity protection – all calculations are covered by professional indemnity insurance, transferring liability away from your firm.
  • Save time and streamline your processes with instant calculations – reducing inefficiencies and admin work.

Conveyancing experts and solicitors can manage and track their SDLT and LTT (Land and Buildings Transaction Tax) calculations directly through our OneSearch platform – alongside Local Authority searches, environmental reports, and other conveyancing tasks. 4Stamp brings together all aspects of conveyancing in one place.

The 4Stamp team can even manage any queries or investigations related to your SDLT transactions on your behalf.

“We understand the challenges that SDLT presents for conveyancers and solicitors,” explains Liz Jarvis, Managing Director, OneSearch. “The rules and regulations around SDLT are so complex and convoluted that even experienced conveyancers can fall foul of the system.”

“For conveyancers and solicitors, 4Stamp eliminates the financial and reputational risks associated with non-compliance while also streamlining the whole conveyancing process,” explains Liz.

“For buyers, 4Stamp ensures that they are paying the right amount – and not unwittingly putting themselves at risk of HMRC penalties or even overpayment.”

Bringing clarity and compliance to conveyancing

Speculation persists that the government is still considering yet more changes to property taxes, including SDLT. In a complex and uncertain market, 4Stamp brings clarity and compliance to ease the pain of SDLT.

Ready to take the first step? See how 4Stamp can help you improve compliance, reduce risk, and protect you and your clients from liability – watch our latest video for an in-depth look at SDLT compliance and how to include it in your next search order.

When carrying out Anti-Money Laundering checks on clients, all regulated industries must identify PEPs and sanctioned individuals during onboarding, to comply with KYC and AML requirements.

In this post, we take a deep dive into what they are, who meets the criteria, and explore best practices for your firm, safeguarding you and your business from any financial or reputational perils.

What is a Politically Exposed Person?

A PEP is an individual who is or has been entrusted within a prominent public institution, making them susceptible to corruption. Under anti-money laundering legislation, if a client is identified as a PEP, enhanced due diligence (EDD) is required.

Who specifically classifies as a Politically Exposed Person?

Overall, the list of PEP individuals includes, but is not limited to, heads of states, heads of governments, ministers, MPs, members of high-level judicial bodies such as high courts, as well as family members and close business associates of all the above.

Based on Money Laundering Regulations and UK Government guidance, PEPs are listed into tiered categories depending on their role. For example, Heads of State and Government would be regarded as Tier 1 while mayors and members of local councils would be Tier 4. Under UK Government guidance the expectation is firms should be identifying Tier 1 & 2 PEPs as a minimum.

My firm has identified a PEP, should we cease working with them?

If your client has been flagged as a PEP, you should apply enhanced due diligence measures to the case. This will differ on a case-by-case basis, but this does not automatically mean you should cease business.

Law society guidance suggests you must:

  • Get senior management approval for the business relationship
  • Take adequate measures to establish the source of wealth and source of funds
  • Closely monitor the business relationship throughout

If you know or suspect a money laundering offence is taking place, you must make a disclosure to your firm’s money laundering reporting officer (MLRO).

What about Sanctions?

In addition to enhanced due diligence, all firms are also required to ensure they are not working with sanctioned individuals.

Sanctions and sanctions lists serve as a critical safeguard against financial crime. Businesses use sanctions checks to prevent themselves from getting involved with sanctioned entities. This way, businesses not only avoid the risk of non-compliance fines but also safeguard their reputation in the process. Conducting both PEP and sanction checks is crucial for businesses to minimize the chances of engaging with high-risk individuals or entities and to maintain a robust due diligence process.

Where I can I find out more?

OneSearch AML empowers you to navigate the complexities of due diligence with ease. Our innovative technology simplifies the onboarding process, saving you valuable time without compromising security.

In the ever-evolving world of Anti-Money Laundering (AML), ongoing monitoring plays a crucial role in mitigating risks and ensuring compliance. This is especially true in the realm of conveyancing, where large sums of money are changing hands.

This coffee-break article aims to shed light on ongoing monitoring in AML for conveyancing within England and Wales.

What is ongoing monitoring in AML for conveyancing?

Ongoing monitoring is the continuous process of identifying, assessing, and mitigating money laundering risks throughout the conveyancing transaction. It involves regular reviews of customer due diligence, monitoring transactions for suspicious activity, and reporting any concerns to the authorities.

How often should ongoing monitoring be done?

There’s no one-size-fits-all answer to how often or how long you need to monitor your customers’ activity. Instead, regulations require ‘ongoing monitoring’ that adapts to each business relationship. This means regularly checking conveyancing transactions (and sometimes, where necessary, the source of funds) to see if they match your understanding of the customer, their business, and their risk level. Basically, the higher the risk, the deeper your ongoing monitoring should be.

We empower you to customize your monitoring for each customer, allowing you to focus on those who pose the highest risk.

When should ongoing monitoring take place?

Ongoing monitoring for AML in UK conveyancing should ideally happen throughout the entire client relationship, not just at the beginning.

Here are some key points to consider:

  • Continual Basis: The Law Society recommends a system of file reviews or reminders to ensure ongoing monitoring is applied
  • High-Risk Clients: All clients should be monitored, but those identified as high-risk require enhanced due diligence and more frequent monitoring
  • Trigger Events: Specific situations can trigger the need for additional CDD checks, which essentially act as a form of ongoing monitoring. (Change of name, inconsistent transactions, reluctance to meet in person)

Why is ongoing monitoring important in conveyancing?

Conveyancing deals are particularly susceptible to money laundering due to the high transaction values and the involvement of various parties. Ongoing monitoring helps to:

  • Identify suspicious activity: By regularly reviewing transactions and customer information, red flags like large cash payments, unusual source of funds, or inconsistencies can be identified and investigated
  • Mitigate risks: Early detection of suspicious activity allows for taking timely action, such as seeking clarification from the customer, refusing the transaction, or reporting to the authorities
  • Demonstrating compliance: Robust ongoing monitoring demonstrates to regulators that firms are taking AML obligations seriously and have measures in place to combat financial crime

How can I implement ongoing monitoring in my conveyancing practice?

Here are some steps you can take:

  • Develop a risk assessment: Identify the ML risks specific to your practice and tailor your monitoring procedures accordingly
  • Train your staff: Ensure your staff is aware of their AML obligations and how to identify and report suspicious activity
  • Use technology: Consider using technology solutions to automate some aspects of monitoring, such as transaction monitoring and sanctions screening
  • Seek professional advice: Consult with an AML expert for guidance on implementing effective monitoring procedures

What are some resources available to help me with ongoing monitoring / AML?

Remote ID Verification is a method of confirming the identities of individuals such as clients or customers who are not physically present. Whereas antiquated methods of confirming identity required persons to be in the room as well as providing documents, the advancements of technology have meant authentication processes can now be carried out anywhere in the world.

In this blog, we’ll take a closer look at a faster, more accurate and more secure form of identity verification, and break down what each component is, and how they all add up to make the AML biometric verification process so much easier.

It starts with liveness detection…

What is liveness detection?

In remote identity verification the use of liveness detection is critical in preventing presentation attacks or “spoofs”. Essentially, it is to make sure the individual carrying out the test is a) real, and b) who they say they are.

Common spoofs include:

  • Masks
  • Photographs or digital prints
  • Digital screens
  • Video playbacks

There are two forms of liveness detection; Active and Passive.

  1. Active Liveness, where a user is instructed to perform an action, such as blink, move your head from side to side, or smile.
  2. Passive liveness works unnoticed in the background without requiring any additional steps from the user. It includes use of AI technology and deep neural networks to detect spoofs.

As passive liveness requires no response from the user, it is often the case that they occur without the user being aware a liveness check is taking place, let alone what security mechanism is being used. This reduces the risk of fraudulent access and identity theft.

What other examples are there in life of passive lifeless tests?

You may start noticing passive liveness tests in more and more in everyday activities, from airport security to mortgage applications.

  • Facial recognition systems: Banks, airports, border control, and other security-sensitive applications
  • Remote document verification: Online onboarding for financial services, healthcare, and other sectors
  • Mobile authentication: Secure access to mobile apps and accounts

Passive liveness is a rapidly evolving technology with the potential to significantly enhance security and convenience in various applications.

Methods:

  • Document verification: Uploading scans or photos of government-issued IDs and comparing them to official databases
  • Facial recognition: Using a webcam or smartphone camera to capture a live image of the person and comparing it to the photo on their ID
  • Knowledge-based authentication: Asking the person security questions based on information they are likely to know
  • Third-party data verification: Checking the person’s information against public or private databases, with their consent