Updated: 2 September 2021
Jurisdictions: NSW, QLD, SA, VIC, WA
In PEXA, all Transfer documents must have stamp duty accounted for at the time of lodgement. PEXA has an automated stamp duty verification process that communicates with duties online for your jurisdiction, sending details from your Workspace to the online duties system for verification.
On successful verification, the duties online system responds with the stamp duty information required for lodgement and the payment of stamp duty.
Each jurisdiction has a different requirement for when duty needs to be assessed. Scroll down to see the process for your jurisdiction.
In NSW, your responsibility is to prepare a stamp duty assessment in the duties system and obtain a DAN (Duties Assessment Number) Transaction ID prior to creating your Transfer document. You then enter this DAN Transaction ID in PEXA on the Stamp Duty screen.
Before you stamp:
Note: When completing your assessment, you will be asked whether the matter is a ELNO Transaction. Select “Yes”. You will then be asked “Will this part of your weekly return?”. If you select “Yes” you will have the option to pay the stamp duty in your weekly return. If however, you select “No”, the assessment will be removed from your weekly return and you will be required to pay the duty on settlement through PEXA.
If you are not registered for EDR, please contact your stamping agent to discuss their processes for stamping.
For further information regarding your Stamp Duty Assessment, please contact Revenue NSW.
Once you have prepared your documents and obtained an DAN Reference Number from your online duty assessment, you can verify duty in PEXA.
PEXA initiates the stamp duty verification and if the data on your document matches the data in your DAN duties assessment, stamp duty verification will return as successful.
If the Stamp Duty has not been paid prior to the verification of duty, the Payment Status will read as "unpaid" and the duty amount will pre-populate into the Financial Settlement Schedule.
In QLD, stamping must commence in the PEXA Workspace (Transfer Duty screen) so that an ELN Transaction Number generates in OSR Online. This ELN Transaction Number allows PEXA and OSR Online to communicate and for Transfer Duty to be verified once stamping has been submitted in OSR Online.
If stamping for your PEXA transfer was previously done in paper, ensure to start the PEXA stamping process via the Transfer Duty screen of your Workspace, and then call OSR to assist with cancelling the paper transaction.
See the OSR Toolkit for further information. For detailed information as to what Transactions are in scope for PEXA as well as as definition of ELN Lodgement and Relevant Transfer Agreement select here.
Once duty assessment is complete in OSR Online, return to PEXA Transfer Duty screen to verify duty.
PEXA has an automated stamp duty verification process that communicates with RevenueSA, sending details from your Workspace to the online duties system for verification. On successful verification, RevenueSA responds with the stamp duty information required for lodgement and the payment of stamp duty.
In SA, your responsibility is to prepare an application for a duty assessment in the RevenueSA system. You then enter the Document ID number in PEXA on the Stamp Duty screen.
PEXA has an automated stamp duty verification process that communicates with Revenue SA online, sending details from your PEXA Workspace to Revenue SA online for verification. On successful verification, RevenueSA responds with the stamp duty information required for lodgement and the payment of stamp duty.
Once the connection with the duty system is made for this transaction, you can select Verify Duty from the Actions column to confirm the duty results. This can be used to confirm the correct duty amount at any time prior to settlement.
In VIC, your responsibility is to prepare the Workspace and the Transfer document first, prior to completing a duty estimate in the online duties system.
From 17 June 2019, the State Revenue Office (SRO) has enhanced their system to allow you to settle and lodge complex assessments online. For more information on complex assessments, click here.
NOTE: For contracts signed after 1st July 2017, the new Digital Duties Form (Settlement Statement) is required to be signed by both parties before you can complete the Stamp Duty assessment in Duties Online.
Important: You are required to enter all mandatory data to complete stamp duty verification.
PEXA automatically generates a Notice of Acquisition upon creation of a Transfer.
If you have provided all mandatory information in the Transfer and Notice of Acquisition (NOA) documents, the document status should move to Prepared. This will then populate a unique SRO Case Reference on the Stamp Duty screen that you will need to link with Duties Online.
Tip: The most common problem for the SRO Case Reference not populating in the Workspace is that the vendor's future address is not entered into the Transfer document.
Important: The SRO requires 30 days to review and assess a complex transaction. Ensure you start this process at least 30 days prior to your intended settlement date to ensure your settlement is not delayed.
Result: Stamp duty is paid direct to the SRO at settlement.
*If you cannot see Retrieve and claim PEXA transaction in your Duties Online profile the administrator will need to amend your Duties Online registration to process PEXA transactions.
Duties Online also has some great resources if you are having difficulty claiming the PEXA transaction in their FAQs found here.
The most common reasons the SRO Case Reference did not populate on this screen are:
In WA, your responsibility is to prepare an application for a duty assessment in the Revenue Online system and print a certificate of duty to obtain a certificate number. You then enter this Certificate number in PEXA on the Transfer Duty screen.
In WA, you should prepare a duty assessment in the Revenue Online system and print a certificate of duty to obtain a certificate number prior to creating your Transfer document. You then enter this Certificate number in PEXA on the Transfer Duty screen after creating the Transfer document.
For further information on which transactions self-assessed in Online Duties are eligible for settlement in PEXA please click here.
If you have created your transfer document and you have your Certificate of Duty number ready, then you can verify duty in PEXA.
PEXA initiates the stamp duty verification and if the data on your document matches the data in your online duties assessment, stamp duty verification will return as successful.
If verification is unsuccessful, an error will return from State Revenue Online (SRO / OSR / ROL / DAN) and you won’t be able to progress with the transaction in PEXA until the error is resolved and stamp duty is successfully reverified.
If stamp duty isn't verifying, check the following:
Notifications for Stamp Duty Verification
Settlement Item – Stamp Duty
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