What Can You Take When Selling a House? Fixtures and Fittings

What is the TA10 fittings and contents form?

The seller normally completes a TA10 form indicating what is included, excluded or available at an additional agreed price. It is commonly used during conveyancing in England and Wales. The agreed contractual documents take priority over assumptions made during a viewing.

The form covers a wide range of ordinary household items. Read the final version with your conveyancer before exchange and keep a copy when organising the removal inventory.

Which items usually stay—and which might go?

• Kitchen units, built-in cupboards and fixed sanitary fittings normally form part of the property, but check the contractual arrangements.
• Freestanding sofas, beds and loose tables are normally a seller’s possessions unless agreed otherwise.
• Integrated appliances and freestanding appliances should be individually checked against the agreed form.
• Light fittings, curtains, blinds, mirrors and shelving can create disputes: check their specific TA10 entries.
• Plants, sheds, outdoor furniture and garden ornaments should be listed clearly rather than assumed.

Can you remove something that appeared in the viewing?

A viewing alone does not decide ownership of every object. If an item was marketed as included or is recorded in contractual documents, removing it can cause a dispute. If you want to retain a particular fixture, identify it before exchange, and arrange any replacement or repair agreed with the buyer.

Photograph any potentially disputed item and ask your conveyancer to confirm the written position. Do not privately change the deal on moving day.

What must you do before handing over keys?

• Walk through each room with your final agreed inclusions list.
• Remove your possessions and rubbish while leaving agreed items in place.
• Check that removal of an agreed-to-be-taken fitting has not left avoidable damage.
• Take final meter readings and keep timestamped photos of the property’s condition.
• Leave all agreed keys, fobs and instructions with the designated person.

What if buyer and seller disagree?

Stop and seek written advice from your conveyancer. Do not assume a verbal agreement with an agent overrides the contract. If a dispute arises after completion, the remedies will depend on what was agreed, the evidence and the loss; this is a legal issue, not something the removal team should decide.