Fixtures and fittings forms
What are fixtures and fittings and why are they important?
When buying or selling a property, disputes often arise over what is included in the sale. The difference between fixtures and fittings determines which items stay with the property and which can be removed by the seller. These details are confirmed in the Fixtures, Fittings and Contents Form (TA10) during conveyancing, ensuring both parties know exactly what is being sold.
What’s the difference between fixtures and fittings?
Put simply, fixtures are items permanently attached to the property, while fittings are movable items. If removing an item would cause damage or require a tradesperson, it is usually a fixture.
Fittings, also called chattels, are loose possessions that can be taken when the owner moves.
Examples of fixtures
Fixtures are items that form part of the property’s structure or are securely fixed in place, such as:
- Built-in kitchen units and appliances
- Boilers and central heating systems
- Radiators, fireplaces, and light fittings
- Carpets, built-in wardrobes, and bathroom suites
These are generally expected to remain in the property after completion.
Examples of fittings
Fittings are freestanding or easily removable items, including:
- Furniture such as sofas, beds, and dining tables
- Freestanding white goods like fridges, microwaves, and washing machines
- Curtains, lampshades, and mirrors
There are grey areas - for example, curtain rails or wall-mounted mirrors may be left or removed, so it’s important that the seller clarifies their intentions on the TA10 form.
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What fixtures and fittings stay when selling a house?
By convention, fixtures remain with the property and fittings are removed by the seller. However, everything is negotiable.
Buyers may request certain fittings - such as kitchen appliances or wardrobes - to be included in the sale price. Sellers often agree, especially if their new home already contains built-in appliances.
The Fixtures and Fittings Form (TA10)
The TA10 form, officially titled Fittings and Contents Form, is a standard document used during the conveyancing process. Sellers must complete it to confirm which items are included or excluded from the sale and to list any items available for separate purchase.
The form covers:
- Kitchen and bathroom items
- Carpets, curtains, and rails
- Light fittings
- Fitted units
- Outdoor items
- TV, telephone, and fuel stocks
Legal Requirements and Common Practice
It is a legal requirement to complete the TA10 form, but there is no legal definition for what should remain with a property and what can be taken. Assumptions and common sense count for a lot where fixtures and fittings are concerned. That is why the fittings and contents form is so important.
Does stamp duty apply to fixtures and fittings?
Yes. Stamp Duty applies to fixtures that are considered permanent attachments to the property, such as built-in wardrobes, integrated appliances, and heating systems.
It does not apply to fittings or chattels, which include removable items such as carpets, curtains, and furniture.
Why fixtures and fittings matter
Understanding what counts as a fixture or fitting prevents confusion and legal disputes during property transactions. The Fixtures, Fittings and Contents Form ensures transparency between buyer and seller, clarifies tax implications, and helps conveyancers finalise the sale without delay.
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