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Fixtures, Fittings and Contents When Buying and Selling

Miller Metcalfe posted on 23rd April 2026

What Stays and What Goes When Moving House

When you’re buying or selling a home, it is easy to assume everyone means the same thing when they talk about what is “included”. In reality, this is one of the most common areas of confusion in a property sale. A seller may plan to take a favourite light fitting or freestanding appliance, while a buyer may have expected it to stay.

That is exactly why the TA10 Fittings and Contents Form exists: to make it clear what is included in the sale, what is excluded, and what may be available by separate negotiation.

The Law Society describes the TA10 as the form used by sellers to identify what is included and excluded from the sale price, and the agreed position is typically recorded as part of the conveyancing process.

What Is The Difference Between Fixtures, Fittings And Contents?

In simple terms, fixtures are items attached to the property and are usually treated as part of the home. Fittings or contents are more likely to be free-standing or movable items that a seller can usually take with them.

The legal distinction is not always as straightforward as it sounds, though. It often depends on how firmly something is attached and why it was attached in the first place, which is why grey areas can cause disagreements if nothing is confirmed in writing.

A good practical way to think about it is this: if removing the item would leave damage, a gap, or something clearly unfinished, there is a fair chance it will be treated as a fixture unless otherwise agreed. But rather than relying on assumptions, buyers and sellers should always check the TA10 carefully.

What Usually Stays with the Property?

As a general guide, the items that often stay are those that are built in, fixed down, wired in, plumbed in or considered part of the fabric of the home. This can include fitted kitchen units, sinks and taps, radiators, built-in cupboards, fitted wardrobes, curtain rails or poles, and integrated ovens or hobs. Items rooted in the garden, such as shrubs and plants in the ground, are also usually treated as part of the property.

That said, “usually” does not mean “always”. A seller can sometimes remove an item that many people would expect to stay, provided it is clearly marked as excluded on the TA10 and properly agreed before exchange. Light fittings are a good example. Many buyers expect them to remain, but sellers do sometimes take decorative fittings with them. The key is to state this clearly.

Guidance on the TA10 also notes that if a seller removes a light fitting, it should normally be replaced with a safe basic fitting.

What Usually Goes?

Items that are normally taken by the seller are the more obviously movable things: freestanding furniture, tables, sofas, beds, rugs, potted plants, loose mirrors, and decorative accessories. Curtains are also commonly taken, even where the rail or pole stays behind.

Freestanding white goods such as a washing machine, fridge freezer or tumble dryer may also be removed unless they are specifically included in the sale.

This is where buyers can easily get caught out. A freestanding dishwasher or fridge that fits neatly into a kitchen space may look “part of the kitchen”, but that does not automatically mean it is included. If it is not built in and not listed as included, it may be going with the seller.

What Fixtures and Fittings Are Included in a House Sale?

Some fixtures and fittings are straightforward, but other items sit firmly in the middle and are worth checking early. Decorative light fittings, mirrors screwed to walls, wall-mounted shelves, television brackets, fitted bathroom accessories, and garden structures can all create uncertainty. Appliances are another common sticking point, especially where a buyer assumes “kitchen” means every appliance they saw during the viewing.

Curtains and curtain poles are another classic example. The curtains themselves are often treated as fittings, while the poles or rails are more likely to be considered fixtures because they are attached to the wall. The same kind of distinction can apply to garden items too: plants in pots may go, while established plants in the soil generally stay.

Why the TA10 Form Matters So Much

The TA10 is there to remove guesswork. Sellers go through the form and mark items as included, excluded or not present. There is also scope to offer certain items for sale separately. If something is important to the deal, it should be clearly recorded and passed to the conveyancers so it can be formalised properly. Once contracts are exchanged, the agreed contents position becomes binding, which is why accuracy matters.

For sellers, this helps avoid last-minute disputes. For buyers, it provides clarity before completion day. It also helps stop small misunderstandings from turning into bigger problems after the move, when everyone is already under pressure.

Tips for Sellers

If you are selling, it is worth completing the fixtures and contents information as carefully as possible from the outset. If there is anything you particularly want to take with you, mention it early and make sure it is reflected on the TA10. Do not assume a buyer “will realise” that you meant to keep something. If the item matters to you, spell it out.

It is also sensible to tell your estate agent upfront if you plan to exclude anything that a buyer may reasonably expect to stay. That avoids awkward surprises later in the transaction. And if you do remove excluded items before completion, remember that where the property is being sold with vacant possession, anything not included in the sale and any rubbish should be taken away too.

Tips for Buyers

If you are buying, do not rely purely on photos, brochures, or what you saw during a viewing. If there is a particular item you want included, ask the question early. It is far better to confirm something before exchange than to find out on moving day that your expected appliance, mirror or blinds have gone.

Read the TA10 carefully and raise anything unclear with your conveyancer straight away. If an item is to be left, excluded or sold separately, make sure that is reflected in the paperwork. Clear written agreement is what protects both sides.

Buying or Selling? Make Sure Nothing Is Left to Chance with Miller Metcalfe

Fixtures, fittings and contents may seem like a small detail compared with mortgages, surveys and legal checks, but they can have a real impact on how smoothly a move goes.

The best approach is simple: do not assume, do not leave it until the last minute, and make sure everything is agreed in writing.

Whether you are buying your next home or preparing to sell, the team at Miller Metcalfe can help guide you through the process and keep communication clear from the start – including those important details about what stays and what goes.

Miller Metcalfe

Miller Metcalfe are approachable, friendly and committed to making your move as quick, simple and stress free as possible – just what every estate agent should be!

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