Angela Rayner has quit as deputy prime minister and housing secretary after an investigation into her tax affairs over her purchase of an £800,000 flat in Hove, East Sussex.
The deputy prime minister has faced mounting pressure to stand down over recent days after admitting she underpaid stamp duty by £40,000 on the flat she bought earlier this year.
Ms Rayner referred herself to the independent adviser on ministerial standards Sir Laurie Magnus who sent his report into her conduct to Keir Starmer saying her position in government was untenable, according to reports.
Her colleagues in government had lined up to defend her record on Friday morning, with trade minister Douglas Alexander on Friday morning telling Times Radio she was in politics “for the right reasons”.
In an apparent blow to Ms Rayner, on Thursday night, conveyancing firm Verrico & Associates denied it had given her legal advice on tax when buying the Hove flat.
Key Points
- Rayner quits government over stamp duty row
- Analysis: Angela Rayner’s resignation is a disaster for Starmer and Labour
- Rayner: I take full responsibility for this error
Reform members high fiving Rayner news at Birmingham party conference
12:25
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Joe Middleton
The Independent’s political editor David Maddox writes:
When Angela Rayner’s resignation went up on the centrally placed GB News stand at the Reform conference in Birmingham there were cheers.Reform members in their new football shirts and caps started high fiving one another.
“They’re almost finished,” one Reform member said of the Labour government.“We’ll be in power in a year,” said another optimistically.
The chaos outside the conference has only fuelled a growing sense of optimism of the people here at the NEC.
Rayner: I take full responsibility for this error
12:24
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Joe Middleton
Angela Rayner has told Sir Keir Starmer in a letter that "I deeply regret my decision to not seek additional specialist tax advice" and took "full responsibility for this error" as she resigned as deputy prime Minister, housing secretary and deputy leader of the Labour Party.
In the letter Ms Rayner added that she had “no intention” of doing anything other than pay the correct amount of stamp duty.
Analysis: Angela Rayner’s resignation is a disaster for Starmer and Labour
12:17
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Joe Middleton
The Independent’s political editor David Maddox writes:
Angela Rayner’s departure from government in disgrace over her tax affairs is a disaster for a Labour administration that is already struggling to keep its head above water.
The now former deputy prime minister has fallen foul of the ethics adviser on avoiding paying £40,000 in tax on her Brighton flat.
Privately, ministerial colleagues were even more concerned about the fact she had tried to use her disabled son’s problems as a cover story and had apparently used money from the trust set up for him to buy the property to be nearer her partner.
For a woman who was being discussed as a replacement leader and prime minister for the beleaguered Keir Starmer up until last week this is a really bitter turn of fortunes.
But in the end she could not hold on. At a time when Labour is planning to put up taxes by even more the leaflets from opponents would write themselves: “Rachel Reeves puts up your taxes, Angela Rayner avoids them.”
In reality once she made the admission over failing to pay tax she should have gone immediately. These situations are always untenable.
It was a sign of Sir Keir Starmer’s own weak position that he stood by her for 48 hours.
This is a pair who called people “criminals” for eating cake during lockdown.
Perhaps Sir Keir, who has been accused of having a woman problem, did not want to be seen to abandon one of the two most senior women in his government.
Maybe it was her strong working class background in a very middle class government of former student activists.
One senior figure told The Independent that there is now a big problem of balance in the government.
The left of the party no longer has a senior representative around the cabinet table. Perhaps only energy secretary Ed Miliband is from that wing of the party.
Once she recovers Ms Rayner could become a formidable problem for Sir Keir on the backbenches with a party on the edge of revolt over Middle East policies, bad polls and welfare cuts.
The person laughing most will be Nigel Farage as he prepares to address the reform conference in Birmingham today.
BREAKING NEWS
12:16
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Joe Middleton
Rayner has also resigned as deputy leader of the Labour Party, according to reports.
Rayner quits government over stamp duty row
11:59
,
Joe Middleton
Angela Rayner has quit as housing secretary and deputy prime minister following an investigation into her tax affairs by Sir Keir Starmer's independent standards adviser, it is understood.
Sir Keir received the report by ethics watchdog Sir Laurie Magnus on Wednesday morning.
The deputy prime minister has faced mounting pressure to stand down over recent days after admitting she underpaid stamp duty on a flat she bought in Hove earlier this year.
Ms Rayner, who is also the Housing Secretary, paid £40,000 less of the surcharge on the property than she should have, as she claimed it was her main home rather than a second home.
BREAKING NEWS
11:56
,
Joe Middleton
Prime minister Sir Keir Starmer has received the report by his independent ethics adviser into Angela Rayner's tax affairs and is considering its findings, the PA news agency understands.
Rayner 'expected to leave government job'
11:53
,
Joe Middleton
Angela Rayner’s is expected to leave her government job after an investigation into her tax affairs over her purchase of an £800,000 flat in Hove, East Sussex.
Government sources told Sky News and The Times that Ms Rayner will leave her post this afternoon after her failure to pay £40,000 in stamp duty.
Ms Rayner referred herself to ethics advisor Sir Laurie Magnus who has reportedly sent his report to Keir Starmer saying her position in government was untenable.
Her colleagues in government had lined up to defend her record on Friday morning, with trade minister Douglas Alexander on Friday morning telling Times Radio she was in politics “for the right reasons”.
The key events which brought Angela Rayner’s tax affairs to light
11:37
,
Joe Middleton
Angela Rayner is facing calls to resign after she admitted underpaying stamp duty on a seaside flat she bought earlier this year.
She bought the £800,000 property, in Hove, in May. It was then reported she paid £40,000 less in stamp duty on the flat than she should have if it were considered a second home.
This was because Rayner claimed it was her primary residence for the purpose of the purchase, after her name was removed from the deeds of her family home in Greater Manchester.
In conflict with this, Ms Rayner had elsewhere described the other property, in Ashton-under-Lyne, as her primary residence.
She has since revealed that the home is held in a trust, and is where she and her ex-husband jointly care for their disabled son.
Here is a timeline of how Ms Rayner’s tax affairs came to light:
Analysis: Lobbyist presence at Reform UK shows business is starting to take Farage more seriously
11:27
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Joe Middleton
The Independent’s political correspondent Millie Cooke writes:
The lobbyist presence at this year's Reform conference has massively ramped up - a clear sign that business is taking Reform much more seriously as the party surges in the polls.
While last year saw stands manned a few fairly niche companies, this year's conference has a significantly larger business presence.
Notably, there's a JCB tractor stand, a company owned by Lord Bamford - who has historically been a major Tory donor.
Richard Tice stumbles in grilling over Keir Starmer and Kim Jong Un comparison
11:02
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Joe Middleton
Richard Tice fumbled his words as he was grilled on why Sir Keir Starmer was like Kim Jong Un after both the deputy Reform UK leader and Nigel Farage compared the UK to North Korea.
Appearing on BBC Radio 4 on Friday (5 September), Mr Tice was repeatedly questioned by Nick Robinson on the comparison and said that Sir Keir is “authoritarian”.
After he was asked whether Sir Keir was like Kim for a third time, Mr Tice said that it is “good to use anecdotes and analogies at times”.
Mr Robinson fired back, calling it “offensive” to compare the prime minister to “one of the worst autocrats on the planet”.
Mr Tice said “what is really offensive” is punishing those who are "concerned about illegal immigration”.
Tory leader calls for investigation into what Rayner was told about property tax rises in Budget
10:59
,
Joe Middleton
Away from the Reform UK conference, Kemi Badenoch has called on Sir Keir Starmer's independent ethics adviser to examine what Angela Rayner's department has said to the Treasury about the prospect of property tax rises in the Budget.
The Tory leader said correspondence from the Ministry of Housing, Communities and Local Government (MHCLG) should be included within the scope of the probe to avoid "accusations of a whitewash".
She said the public needed to know "whether the Deputy prime minister chose to sell her property ahead of the forthcoming Budget because she knew taxes were about to go up".
Mrs Badenoch said: "We already know that Angela Rayner was lobbying to increase stamp duty in the upcoming Budget.
"What we don't know is what other discussions she was having with the Treasury about hiking taxes on the family home.
"To avoid any accusations of a whitewash, the ethics adviser must examine all the material that Rayner's Housing Department sent the Treasury about any proposed property taxes.
"Only the Conservatives under my leadership are committed to ensuring we live within our means - that means cutting spending on welfare so we can reduce the burden of taxation."
Ms Rayner says she sold her 25 per cent stake in her Greater Manchester family home to a trust, set up for her disabled son to look after his interests, in January 2025.
She then bought a flat in Hove on which she later admitted she had underpaid stamp duty in error based on tax advice she says she received at the time.
Reform UK Conference in pictures:
10:57
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Joe Middleton
Football-themed Reform UK shirts the top fashion choice at the party's Conference
10:47
,
Joe Middleton
The first pictures are now dropping for the merchandise on sale at the Reform UK conference in Birmingham today.
The Independent’s political editor David Maddox has spotted football shirts which delegates can purchase with their favourite Reform political figure on the back.
The turquoise shirts are reminiscent in colour of last season’s Premier League champions Manchester City and cost £40 each or two for £75.
Today's schedule for the Reform UK conference in Birmingham
10:27
,
Joe Middleton
Reform’s conference kicks off at midday today at the National Exhibition Centre in Birmingham.
Reform Chairman David Bull will make the opening remarks at 12pm, before the mayor of Greater Lincolnshire Andrea Jenkyns takes the stage at 12.30pm.
Former Tory MP and now Reform MP Lee Anderson is speaking at 2pm, and party leader Nigel Farage will give his key note address at 4.10pm.
The Independent’s political editor David Maddox and political correspondent Millie Cooke will be there all weekend to bring you the latest news from the conference.
Time to plan your day! ️ #RUK25 pic.twitter.com/Q3zRlsoWYN
— Reform UK (@reformparty_uk) September 5, 2025
What are Reform UK’s policies as party conference kicks off in Birmingham?
10:12
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Joe Middleton
The Independent’s Albert Toth reports:
Reform UK’s 2025 conference kicks off on Friday 5 September, as party leader Nigel Farage takes the helm in Birmingham over the weekend. The event comes as the party enjoys success in the polls, and welcomes former senior Conservative MP Nadine Dorries to its ranks.
Former Reform chairman Zia Yusuf said on Friday: “Nigel [Farage] is preparing for government. We are taking seriously the important work of getting ready for government.”
The party has been criticised in the past for its radical, anti-immigration policy proposals. These would see asylum seekers treated more harshly, and the bar to entry to the UK raised.
At the same time, generous tax breaks have been pledged for businesses and households alike. However, given the spending commitments also made by the party, it is not always clear how a Reform government would afford its ambitious goals.
Here are some key points from Reform’s policy platform, and what the experts have to say:
Delegates queue to enter Reform conference in Birmingham
10:07
,
Joe Middleton
The Independent’s political correspondent Millie Cooke writes:
There’s a huge queue forming outside the Reform UK conference, with hundreds of delegates waiting to get in.
While the conference has been significantly scaled up this year, this is the first sign that the event’s infrastructure hasn’t quite been ramped up to match.
Minister defends Israeli president's UK visit next week
10:02
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Joe Middleton
Trade minister Douglas Alexander has defended the prospect of government figures meeting Israeli president Isaac Herzog on his visit to Britain next week amid criticism from within Labour ranks.
Douglas Alexander said the UK must engage with Israeli as well as Palestinian authorities as part of its diplomatic push to end the Gaza war.
The visit of an Israeli leader, at a time when the humanitarian situation in the Gaza Strip is dire and Israel presses ahead with a major military offensive, has sparked outrage among some MPs.
Speaking to broadcasters on Friday, trade minister Mr Alexander said diplomacy would involve "meeting people with whom you disagree".
"I'm genuinely not sure in terms of what the schedule is," he told Sky News.
"But I'd make a pretty basic point, first of all, diplomacy involves meeting people with whom you disagree and the British Government has very strong views in terms of the present conduct of the government of Israel.
"It is right that we are engaging with politicians from across the region, because the suffering is incalculable and it needs to stop."
Labour MPs have demanded the government does not meet the Israeli leader.
Sarah Champion, Labour chairwoman of the International Development Select Committee, wrote on X: "Israel's president to visit London next Thursday for expected talks with ministers. I really hope this is inaccurate.
"The UK's recognised the 'real risk' of genocide perpetuated by Israel, so unless this meeting is about peace - what message are we sending."
Analysis: Dorries’ defection is a major scalp for Reform – even if she won’t be missed by the Tories
09:42
,
Joe Middleton
The Independent’s political editor David Maddox writes:
When news broke that former culture secretary Nadine Dorries had quit the Tories to defect to Reform, it is fair to say that not many of her former colleagues appeared to be mourning her departure.
But then again, that probably would not displease the former politician-turned-bestselling-novelist.
There was some amusement though that a politician who eventually quit parliament under a cloud for being an absentee MP should be running to Nigel Farage, a man whose commitment to his own Clacton constituency has been repeatedly questioned.
'I think she's in politics for the right reasons'
09:33
,
Joe Middleton
Trade minister Douglas Alexander said he was aware of the public’s “frustration” while waiting for the investigation into Angela Rayner’s tax affairs to conclude.
He told Times Radio: “Has Angela made a mistake? She has manifestly made a mistake. But she sought additional advice, she lifted a court order for transparency that had been protecting the privacy of her family, and she referred herself at the earliest opportunity to the independent advisor of ministerial standards.”
When asked if he trusted Ms Rayner, Mr Alexander responded: “I really want to live in a country where someone of Angela’s circumstances and background can rise to one of the highest offices in the country.”
He added: “I think she’s in politics for the right reasons.”
“Do you trust Angela Rayner?”
— Times Radio (@TimesRadio) September 5, 2025
“I think she’s in politics for the right reasons.”
Trade minister Douglas Alexander tells #TimesRadio the deputy prime minister “made a mistake” but her reaction has been in “stark contrast from Boris Johnson’s No 10”.@D_G_Alexander @ChloeTilley pic.twitter.com/saWodWQ6CD
Farage heading for 107-seat majority with 10 point poll lead
09:18
,
Joe Middleton
The Independent’s political editor David Maddox writes:
As Nigel Farage gets ready to address Reform supporters at the party’s conference in Birmingham today he has had yet another poll boost.
Techne UK, which has always had lower than average Reform support recorded in its surveys, has found that the party has a 10 point lead over Labour in its first poll after the summer break.
According to the Techne UK findings, Mr Farage is heading for a 107-seat majority with Reform up two on 31 per cent, Labour down one on 21 per cent, the Tories unchanged on 18 per cent, the Lib Dems down one on 14 per cent and the Greens with their new leader Zack Polanski up two on 10 per cent.
With the row raging over deputy prime minister Angela Rayner failing to pay £40,000 on a property, confidence in Keir Starmer’s government is at a mere 23 per cent, according to the poll of 1,644 people.Since last year’s July election 33 per cent of Tory voters, 12 per cent of Labour and 18 per cent of Lib Dem supporters have switched to Reform, the poll suggests.
Techne UK chief executive Michela Morizzo said: “With Reform UK’s party conference to begin shortly they will no doubt further benefit from the additional profile party conference season brings. These are indeed very good times for Reform U.K. and conversely very difficult times for Labour and the Conservatives.”
What has happened with Angela Rayner's tax affairs?
09:01
,
Holly Evans
Ms Rayner referred herself for an ethics investigation on Wednesday, admitting that she had not paid enough stamp duty on the purchase of the £800,000 flat.
She said she had initially been advised that she was not liable for the second property surcharge because she had sold her stake in her family home in Ashton-under-Lyne to a court-instructed trust established in 2020 to benefit her disabled son.
But she conceded she had made a “mistake” after fresh legal advice from a “leading tax counsel” later revealed that she was liable for the extra duty on her new Hove flat.
Before then, she had insisted for weeks that she had paid the correct amount of tax.
The independent ethics adviser will assess whether Ms Rayner broke the ministerial rules, which place an “overarching duty on ministers to comply with the law”, “behave in a way that upholds the highest standards of propriety”, and “be as open as possible” with the public.
Sir Keir told the BBC he would “act on whatever the report is that’s put in front of me”.
‘These are not headlines anyone would have wanted… I know how this looks’
08:49
,
Archie Mitchell
A minister has said the scandal surrounding Angela Rayner has created “headlines not anybody would have wanted”.
“I know how this looks,” trade minister Douglas Alexander told BBC Radio 4’s Today programme. Mr Alexander refused repeatedly to say whether the deputy prime minister should be sacked if Sir Laurie Magnus’s ethics report finds she breached the ministerial code.
But he said: “These are not headlines anyone would have chosen, least of all Angela Rayner, she understands, and we all understand how this looks.”
Have Labour’s big guns started to turn on Angela Rayner?
08:44
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Holly Evans
When asked this morning if Angela Rayner would still be deputy prime minister at the end of the year, it is not surprising that Bridget Phillipson, the education secretary, was reluctant to give a definite answer.
“We’ve got a process that’s underway with the independent adviser,” Phillipson told LBC. “I’m not going to get into hypotheticals or speculate. I’m sorry to disappoint you. I’m just not going to do it. That process will run its course.”
Given that Rayner had previously allowed ministerial colleagues, including Keir Starmer, to back her when she knew there might be a problem, Phillipson’s caution is understandable.
Read the full analysis from John Rentoul here:
‘Tax evader’: Vandals target Angela Rayner’s Hove flat
08:38
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Holly Evans
Angela Rayner’s flat has been graffitied with the phrase “tax evader” as the deputy prime minister faces calls to resign after admitting underpaying stamp duty on her Hove property.
Footage from the seaside flat shows the words “tax evader” and “b***h” written in purple, red and yellow lettering. The words can be seen in various sizes across the front of the white wall around her front patio.
An additional message of “Tax evader Rayner” could also be seen graffitied on a construction clipboard nearby.
A spokesperson for Ms Rayner decried the offensive graffiti as “unjustifiable and beyond the pale”.
The spokesperson said: “This vandalism to residents' homes is totally unjustifiable and beyond the pale.
“Neither Angela nor her neighbours deserve to be subjected to harassment and intimidation.
“It will rightly be a matter for the police to take action as they deem appropriate.”
Kemi Badenoch says 'enough is enough' over Rayner tax affairs
08:30
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Holly Evans
In the wake of Angela Rayner’s lawyers denying giving her tax advice, Tory leader Kemi Badenoch said: “This is yet more damning evidence that Angela Rayner has not been honest with the British public.
“From the start, we’ve had nothing but excuses, deflections and lies. Enough is enough.
“How many final straws can there be for Angela Rayner? She must resign or Keir Starmer must finally find the backbone to sack her.”
Dan Neidle, founder of Tax Policy Associates, said on X: “Looking increasingly like Ms Rayner didn’t actually obtain tax advice before this week.”
Looking increasingly like Ms Rayner didn’t actually obtain tax advice before this week. pic.twitter.com/N0hFDjGkg2
— Dan Neidle (@DanNeidle) September 4, 2025
It is time for Angela Rayner to be moved on
08:12
,
Holly Evans
With the benefit of some hindsight, it might have been better all around if, having had the offer on her spacious and desirable flat in Hove accepted, the deputy prime minister had set out, in exhaustive detail, how the purchase was being financed, along with all the relevant tax details.
Not much hindsight would have been required to do that, given that Angela Rayner has already weathered a similar real estate-based political storm over capital gains and council tax liabilities related to a previous sale. On that occasion, the intense pressure eventually eased when she was cleared after two police investigations and a review by HM Revenue and Customs. She may not be so fortunate this time.
Such is the size of the financial penalties and the attention drawn to the now-graffitied seafront address, Ms Rayner may have to sell the place.
Read The Independent’s full editorial here:
'Frustration' over investigation into Rayner's tax affairs, minister says
08:09
,
Archie Mitchell
A minister conceded there was “frustration” as the investigation into Angela Rayner’s tax affairs continues and said it would be a “good thing” for the Government if the probe concluded quickly.
Trade minister Douglas Alexander told BBC Breakfast: “The real test is not do these issues arise, but how does the Government deal with them? We have this strengthened, independent office of ministerial standards.
“He’s conducting the inquiry. Once that’s concluded, it will go to the Prime Minister’s desk.
“I would just ask your viewers to think, what would they want, in their circumstances, in their workplace, of course, there need to be procedures.
“There’s frustration while that process is under way, but I think everyone is entitled to due process, and that’s the process that’s under way, but, listen, I get it.
“I’m not pretending these are headlines that any of us would choose, least of all Angela Rayner, and that’s why, if the reports are true that this is going to be dealt with relatively quickly, of course, I think that’s basically a good thing, not just for Angela, but for the Government as well.”
Starmer being 'very careful' on subject of Rayner sacking
08:04
,
Holly Evans
Sir Keir Starmer was being “very careful” in an interview in which he refused to say whether he would sack Angela Rayner if she is found to have broken the ministerial code, a minister has said.
Asked about the Prime Minister’s answers to the BBC on Thursday, trade minister Douglas Alexander told BBC Breakfast: “I thought if you look at how that interview has been reported in the papers this morning, you get radically different accounts as to what the Prime Minister was actually saying.
“My sense is the Prime Minister was just being very careful.
“He is, of course, a trained lawyer, as well as the Prime Minister, in not wanting to pre-judge a process that is now under way, but he was equally clear that he is ready to act on the basis of the information that he receives from Sir Laurie Magnus.”
Inside Angela Rayner’s stamp duty scandal and the questions still left to answer
07:56
,
Daniel Keane
Angela Rayner has disclosed she underpaid stamp duty on a seaside flat, claiming she received incorrect legal advice about a complex tax rule.
Ms Rayner’s admission followed mounting pressure and media reports claiming she saved £40,000 on the property in Hove, East Sussex, by removing her name from the deeds of a family home in her Ashton-under-Lyne constituency.
Political opponents have clamoured for Ms Rayner’s resignation over the issue, as the ministerial ethics adviser investigates the matter – probably deciding her political future.
Read the full article here:
Trade minister refuses to speculate if Rayner should resign
07:48
,
Daniel Keane
A minister has refused to say whether Angela Rayner should resign if she is found to have broken the ministerial code, saying it would not be “appropriate” to pre-judge an ethics investigation into her tax affairs.
Asked on Sky News whether ministers should resign if they breach the rules, trade minister Douglas Alexander said: “All these matters are a matter for the Prime Minister.“I’m the trade minister. The truth is you’re inviting me – and I understand why you’re doing it – to speculate and anticipate the end of a process when we’re still in that process … I don’t think it would be appropriate for ministers to be pre-judging that, speculating on what could be a range of findings or conclusions.”
Angela Rayner’s lawyers insist they did not give tax advice blamed for stamp-duty scandal
07:43
,
Holly Evans
The advice she received is likely to form a key plank of Sir Laurie’s investigation, after Ms Rayner said she was incorrectly advised that she did not need to pay the higher stamp duty rate reserved for second home purchases.
Sources close to Ms Rayner said a conveyancer and two experts in trust law had all suggested the amount of stamp duty she paid on the East Sussex property was correct and she acted on the advice she was given at the time.
But the conveyancing firm, Verrico and Associates, on Thursday said its lawyers “never” gave Ms Rayner tax advice and were being made “scapegoats”.
In a statement, managing director Joanna Verrico said: “We’re not qualified to give advice on trust and tax matters and we advise clients to seek expert advice on these.”
The founder of the small high street firm, based in Herne Bay, Kent, said it completed her stamp duty return “based on the figures and the information provided by Ms Rayner”.
“We believe that we did everything correctly and in good faith. Everything was exactly as it should be.
“We probably are being made scapegoats for all this, and I have got the arrows stuck in my back to show it.”
Rayner 'in politics for the right reasons', says trade minister
07:42
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Daniel Keane
A minister has indicated that he trusted Angela Rayner and said she was in politics “for the right reasons”.Asked whether he trusted the Deputy Prime Minister, the trade minister Douglas Alexander said: “Listen, I really want to live in a country in which someone with Angela Rayner’s circumstances and background can rise to one of the highest offices in the country.
“I have to say I should declare an interest – I really like Angela Rayner.
“We’re a rather improbable group of friends. We come from very different circumstances … if you look at the challenges that Angela Rayner has overcome, not only do I like and respect her but, yes, I think she’s in politics for the right reasons.”
'Rigorous testing process' for investigation into Angela Rayner's tax affairs
07:36
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Holly Evans
A minister has said a “rigorous testing process” will be followed in the investigation into Angela Rayner’s tax affairs as he declined to answer questions about her future.
Trade minister Douglas Alexander said: “I think most of your listeners, as they think about it, they think about their own workplace or their own circumstances, they would want due process to be followed.
“That will be a rigorous testing process.”
He added: “The expectation is (Sir Laurie Magnus) works in a very comprehensive but also a pretty expeditious way … it will be for the Prime Minister, as always, to make judgments in relation to his ministers.”
He said he did not know “who said what to whom” but the “right person” to ask those questions and have them answered was Sir Laurie.