The TA10 Fittings and Fixtures Form sets out what is and is not included in a property sale. It is also known as the Fittings and Contents Form. The seller completes it to show which items will stay in the property, which items will be removed and which items they may be willing to sell separately. It should state what will be included in the property price but also what the seller is willing to leave but won’t include in the price.
The TA10 Form is a mandatory document that must be completed by the seller with the help of their conveyancing solicitor. It’s highly recommended to ensure the list is clear, concise and easy to understand to help avoid any potential problems.
What Are Fixtures and Fittings?
Before understanding exactly how the TA10 Form works, it’s vital you understand what fixtures and fittings are, as well as the differences between the two.
As the name suggests, fixtures are items that are ‘fixed’ to a property. This can include a fitted kitchen, tiled flooring, fitted wardrobes and more. Most fixtures are assumed to be included in the purchase price but there is still a chance the seller could decide to move them to the new home. If this occurs, it must be clearly stated in the TA10 Form.
Fixtures that are removable or ‘chattels’ are not subject to Stamp Duty Land Tax. However, fixtures securely attached to the property may be taxed.
Fittings are items that are not permanently fixed in the home. This includes items such as curtains, wall art, shelving, mirrors, freestanding furniture and loose rugs. These can include curtains, mirrors, wall art, freestanding furniture, loose rugs, garden furniture and garden ornaments. Whilst fixtures are included in the purchase price, fittings are not. If the buyer wants to purchase any fittings, they will need to pay the seller separately.
The Fittings and Fixtures Form will outline exactly what is included and excluded from the property sale. It will become part of the final contract and will be legally binding once the contracts are exchanged. It should include a clear list of the fittings and contents within the property, such as curtains, flooring, furniture, and will state which of these items will be left in the home upon completion.
Again, it’s important to highlight that once the contracts have been exchanged, this form becomes legally binding. If the seller takes any items that should’ve been left on the property, they will be in breach of contract. If the buyer notices any items are missing, they must immediately contact their conveyancer who will then attempt to have them returned.
The buyer can take legal action against the seller should they not comply. This is why it's essential that you work with a verified and reliable conveyancer to complete the form.
How Do You Complete the TA10 Form?
The seller’s conveyancer will provide them with the TA10 Form and help them successfully complete it. There are 11 sections to be filled out, all stating what will be included in the sale. It will be presented in a simple format where the seller has to tick the appropriate boxes.
If there are any items the seller is willing to sell separately, they can also include the price next to it. The buyer can then agree or negotiate the price or even request it’s removed if they don’t want it on completion. The buyer has the right to request the removal of any fixtures or fittings as the seller cannot leave everything they choose.
As this is an essential part of the process, it's vital you compare conveyancing quotes to ensure you're working with an experienced and verified conveyancing solicitor. It will be a lot easier to complete the fixtures and fittings form with the aid of a professional, making the transaction a little bit smoother.
What is Included in the TA10 Fittings and Fixtures Form?
As stated previously, there are a total of 11 sections included in the TA10 Fittings and Fixtures Form. When the seller is completing the form, they can tick whether the item is fitted or freestanding and whether it is included or excluded from the sale. There will also be the option of stating whether the item is no longer on the property.
The sections of the Fittings and Fixtures Form are as follows:
1
Basic Fittings
This includes boilers and central heating systems, fires, light switches, electrical sockets, insulation, window fittings, internal and external doors and alarms.
2
Kitchen
All kitchen appliances will be included in this section, such as the oven, fridge, dishwasher, extractor fan and washing machines. It can include the oven, hob, extractor fan, fridge, freezer, dishwasher and washing machine.
3
Bathroom
Items include the bath and taps, shower and fittings, towel rails, mirrors, cabinets and even toilet roll holders.
4
Carpets
This section will state which rooms contain fitted carpets and whether they will be left during the sale.
5
Curtain and Curtain Rails
These details will include which rooms contain curtains, curtain rails, poles or blinds and what will be left after the sale.
6
Light Fittings
Here, the seller must explain whether any of the light fittings will be removed or left behind. This includes lampshades and ornamental style lighting. If the seller removes a light fitting, it must be replaced with a bulb, bulb holder or ceiling rose to ensure a safe environment for the buyer.
7
Fitted Units
This includes fitted cupboards, wardrobes and shelves in every room.
8
Outdoor Area
This section covers the garden or balcony, any outdoor furniture or sheds, ornaments, plants, trees and bins. It will even include any clothing lines on the property.
9
Television and Phone
Any and all telephone receivers, TVs, satellite dishes and aerials must be noted here.
10
Stock of Fuel
This section will only apply to homes that contain a fuel-burning appliance, such as a log burner. The seller must state whether there will be fuel included in the sale, such as wood or oil.
11
Other Items
The final section will act as space for the seller to add any notes or miscellaneous items they haven’t previously mentioned.
Can You Negotiate the Fixtures and Fittings?
It is possible to negotiate during a sale for the fixtures and fittings. For example, if the buyer wants to reduce the asking price but the seller does not, they may come to an agreement where all white goods are left behind instead. This can also be reversed.
If the seller believes the buyer’s offer is too low, then they may include additional fixtures and fittings in the sale to encourage a higher offer. Anything agreed and signed in the contract must be adhered to as it is legally binding after the exchange.
When negotiating during a property sale, it’s essential that all demands are clear and concise to avoid any miscommunication. All parties involved should be polite and approachable to encourage an acceptable agreement for all. Whether you’re the buyer or seller, it’s important to be reasonable when explaining your decisions.
What Are the Other Forms Required in Conveyancing?
When selling a property, the TA10 Fittings and Fixtures Form is not the only document that will need to be completed by the seller. Some of the most vital forms include:
1
The TR1 Form
The TR1 Form is a legally binding document that transfers ownership of a property. The transfer can then be registered at the Land Registry and noted on the Official Copy Entries.
The Land Registry TR1 Form must be signed and sent on completion to help finalise the sale. It is typically organised by the conveyancer who is representing the seller.
The TA6 Property Information Form is required for every purchase and will provide the buyer with detailed information concerning the property. The form will include a variety of vital information, including legal concepts that may need an additional explanation from your conveyancer.
The TA6 Form will cover issues such as boundaries, notices and proposals, alterations, warranties, environmental matters, parking and occupiers.
If the home for sale is a leasehold property, then the seller will also have to complete the TA7 Leasehold Information Form alongside the TA6 Form. The seller will also be required to get their Freeholder or Managing Agent to complete an LPE1 Form, also known as the Leasehold Information Pack.
The TA7 Form will address leasehold information, including ownership, service charges, maintenance, and specific lease terms.
The TA7 will be mandatory for Conveyancing Quality Scheme (CQS) members from 30 March 2026.
