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When you’re selling a house, you’ll need to complete a TA10 form that details the fixtures and fittings included in, and excluded from, the sale. We look at what you need to include and why it's crucial to get it right.
The TA10 form is a document showing all the fixtures and fittings included in a property sale. The seller will usually be asked to complete this property information form at the start of the conveyancing process when selling by their conveyancing solicitor.
Below is an example of what’s included in the Law Society’s TA10 Fittings and Contents form. You can click on the image to view a PDF version. It essentially contains tick lists of items that you need to mark as included or excluded from the property sale, which we explain in more detail below.
Fixtures are fixed in place, such as a fitted kitchen, tiled flooring, fitted wardrobes and light fittings. Most fixtures are assumed to be included in the sale. However, it is possible that the seller will want to take them with them. If this is the case, it must be clearly stated on the TA10 form.
Whereas fittings are not permanently fixed in the home such as freestanding furniture, curtains, shelving and mirrors. If a buyer wants to purchase fittings, they’ll usually need to negotiate with the seller and agree a price.
When you’re selling a property and you have accepted an offer, you should be sent a series of forms to complete, such as the TA6 and TA10. All these forms should be completed as soon as possible after your conveyancer sends it to you. Being prompt with paperwork is an easy way to avoid any unnecessary delays in the conveyancing process. Read more tips on in our guide How to speed up conveyancing.
It’s a good idea to keep a copy of your TA10 form to hand when you’re moving house so you can check against it and ensure you do not take or leave anything you shouldn’t.
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The TA10 form lists a number of sections for the seller to fill in, each section has a number of rows that list different items. The seller must tick the box to show whether:
If an item is excluded from the sale, the seller may offer it for sale by adding a price in the appropriate box and the buyer can then decide if they want to accept the offer. There may be negotiation on these prices, which it may be quicker and simpler to do directly or via your estate agent.
However, sellers and buyers should tell their conveyancer handling the legal work for their sale about any arrangements made about items offered for sale and the prices agreed so this can be formalised in writing.
When removing fixtures and fittings, the seller should take reasonable care to make sure any damage caused is minimised. And unless otherwise agreed, when you sell a house you are responsible for making sure that all rubbish is removed from the property and that it’s left in a reasonably clean and tidy condition.
Here’s a breakdown of the different sections of the TA10 form that you’ll need to fill in:
Remember there is no preset etiquette about what you should or shouldn’t leave. If you want to take something that is actually fitted, like a light fitting, then you can. People often move into houses with just a bare light bulb hanging from the ceiling. And if your white goods like washing machine, tumble dryer and dishwasher are in good shape, aren’t integrated into the fitted kitchen and can be easily disconnected and fit in your new home, then you can take them too.
But do think carefully about whether taking that item will benefit you in your new home. Often a move is a good opportunity to start anew. You may love those curtains but what use are they sat in storage? You need to be clear about what you intend to take and what you intend to leave so there aren’t any surprises. And if you are removing something that is fitted, you should make good the wall or area you’re taking it from.
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The TA10 form needs to be signed by each seller of the property.
When a buyer agrees to buy a house, sometimes part of the price is attributed to fixtures and fittings. But how does that affect your stamp duty bill? Stamp duty does apply to fixtures that are considered permanent attachments to the property. However, it doesn’t apply to ‘chattels’. The word ‘chattel’ is a legal term meaning an item of tangible, movable property. i.e. something you can both touch and move. Your personal possessions will normally be chattels, including furniture, silverware and crockery.
The TA10 form isn’t mandatory but failing to complete it could delay the sales process. Realistically, most buyers will expect to receive a TA10 form.
Yes, the TA10 form that a seller gives to a buyer becomes legally binding when you exchange contracts. All items listed must be left at the property for the buyers. If you state that an item is to be left and then take it with you, you could face a legal claim in the future.
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When you’re selling a house you’ll also need to fill in a:
Generally, fixtures are left behind when selling a house and fixtures are not. However, the details of exactly what is staying and leaving will be detailed on the TA10 fixtures and fittings form.
Fixtures are items like kitchen cupboards, built-in wardrobes, light fittings, radiators and fireplaces.
Fittings are things such as beds, sofas, tables, light shades and curtains. Free-standing fridges, freezers and cookers that are not built-in appliances are also considered to be fittings.
If you’ve started the process of buying or selling your home and aren’t happy with the support you’re getting, you can change solicitor mid-way through the transaction. Read our guide on what you need to consider and how to go about it.
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