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What are Fixtures and Fittings?


Written by Reviewed by Gareth Brooks

1st Nov 2021 (Last updated on 28th Feb 2024) 4 minute read

Fixtures and fittings are the items that are included in a home when you buy it. These will be anything that is either attached (a fixture) or has been fitted to or in the property. The seller is required to complete a form listing what is included in the property sale and these items must remain in the property when ownership is transferred.

Examples of fixtures include items such as bathroom suites, boiler, kitchen units and worktops and carpets. Fittings are items such as hanging mirrors, wall art and pictures, freestanding furniture and curtains

Compare My Move work with property and legal experts to bring you everything you need to know about buying and selling a home. In this article, we take a look at what fixtures and fittings include, what role your conveyancer plays and how to negotiate. Don't forget that you can find a reliable conveyancer at a great price by comparing conveyancing quotes with us.

  1. What Do Fixtures and Fittings Include?
  2. What is the TA10 Form?
  3. Can You Negotiate the Fixture and Fittings?
  4. Learn More About Conveyancing

What Do Fixtures and Fittings Include?

It can generally be assumed that fixtures will be included in the property sale unless otherwise stated. Fittings, however, are often not included unless the seller expressly agrees to leave them in the property for the new owner.

Fixtures are items that are attached or “fixed” to the property. These are the items that are more than likely included in the sale. These usually include:

  • Built-in wardrobes and cupboards
  • Kitchen units
  • Plumbing
  • Bathroom suites
  • Electrical sockets
  • Security Alarms
  • Boilers
  • Fireplaces
  • Tiles

Fittings, on the other hand, are items not attached to the home and cannot be assumed to be included in the sale. These are items such as furniture, white goods, art and furnishings. These include:

  • Beds
  • Sofas
  • Curtains
  • Tables
  • Mirrors
  • Fridges and freezers
  • Washing Machines
  • Lamps
  • Paintings
  • Rugs
  • Garden furniture and ornaments

There are a few items that are a grey area when it comes to fixtures and fittings as they are technically fixed to the property, but can be classed as fittings. These items include items such as curtain rails, blinds and shelving. Sellers must specifically state if these are to be left in the home or not.

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What is the TA10 Form?

A TA10 Form, also known as the Fittings and Contents Form, clearly outlines what is and what is not included in the property sale. Put simply, this is a list of items that are included with the home, usually because it is a “fixture” or “fitted” to the property. This becomes part of the final contract.

The form is a legal requirement and part of the conveyancing process when buying and selling a residential property. It must be completed by the seller and should be clear, concise and honest. Sellers can consult their conveyancer if they are unsure of any element of the form. The TA10 form becomes legally binding once contracts are exchanged.

If any items are taken that were listed in the TA10 form, the seller will be in breach of contract. If this is the case, buyers should contact their conveyancer to have them returned. The buyer can even take legal action against the seller if they do not return the missing items.

Below we have included a few items which may appear on the Fixtures and Fittings form and are often queried. We’ve explained what each term means so that you know exactly what you’re getting with your house purchase.

Telephone Receiver

A telephone receiver is a handset known to most people as a “house phone”. Today many of these are absent from homes as they have been replaced by mobile phones owned by each member of the household. However many people still keep a telephone receiver in their home.

Window Fittings

Window fittings are used to secure or enhance the look of a property. These include locks, hinges and handles.

Internal and External Door Fittings

As with window fittings, both internal and external door fittings refer to any hinges, handles and locks. An external door may also include a door knocker, letterbox and multiple lock types.

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Can You Negotiate the Fixture and Fittings?

As a buyer, be aware that if there is something you want to come with the property, you will need to check the TA10 Fixtures and Fittings form. If it is not present, you will need to ask your conveyancer to contact the seller’s conveyancer to negotiate the items included in the sale.

Sellers may be willing to part with items within their home that were not initially part of the property sale, so it is always worth asking. When it comes to fittings especially, never assume something will come with the home as you may be left disappointed when you move in.

If a seller agrees to include an item within the home that is not specifically listed in the TA 10 Fixtures and Fittings form, this must be put in writing and confirmed by both the seller’s conveyancer and the buyer’s conveyancer, with a copy of the confirmation being sent to all parties. This avoids any misunderstanding or confusion further down the line.

Sometimes sellers will ask buyers if they want to buy an item or have it included in the sale as this saves them from having it removed or put in storage. Fixtures and fittings can be negotiated from the start of the buying process up until the exchange of contracts but it is recommended that you have these conversations early.

Learn More About Conveyancing

This has been part of our conveyancing guide. In our next article, we explore everything you need to know about the TA10 form. To learn more, read what is the ta10 fittings and fixtures form.

Gareth Brooks

Reviewed by Gareth Brooks

Solicitor and Partner, RMNJ Solicitors

With 19 years of experience in the residential conveyancing industry, Gareth Brooks is a partner and head of management for the conveyancing department at RMNJ Solicitors.

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