The TA10 Fittings and Contents Form: What Is Included in a UK Sale

The Short Answer

The TA10 is a standard form, published by the Law Society, on which the seller lists which fittings and contents will stay, which will be removed and which can be bought separately. The seller completes it, and it forms part of the information your solicitor reviews before exchange of contracts. Items you care about should be ticked on that form, not left to a conversation at viewing.

If you buy from abroad you will not walk through the house on completion day, so the form matters even more. Your solicitor will normally raise questions where the form and the listing do not match.

Fixtures, Fittings and Contents

• Fixtures are things attached to the property, such as the boiler, built-in wardrobes and fitted kitchen units. They are normally included in the sale unless the seller says otherwise.
• Fittings are items that are not fixed, such as curtains, free-standing appliances and rugs. They are usually included only if the sale says so.
• Contents are the seller's other belongings, such as furniture, which the seller usually takes unless agreed.

The difference is not always clear. A mounted television, a fitted shelf or a greenhouse can be argued either way, which is why listing them removes doubt.

What the Form Usually Covers

The form covers items in the house and garden, for example:

• Kitchen appliances, such as an oven, hob, fridge or dishwasher.
• Curtains, blinds, light fittings and bathroom fittings.
• Garden items such as sheds, greenhouses and plants.
• Heating and hot water items, and any additional items the seller wants to list.

For each item, the seller states whether it is included, excluded or available for a price. Anything the seller lists as for sale at an extra price should be negotiated and written into the contract.

How It Fits Into the Buying Process

• The seller's solicitor sends the form with the draft contract and other forms.
• Your solicitor checks it against the listing and the viewing, and raises questions.
• If you agree to buy extra items, the price and list are recorded before exchange.
• On completion, the contract and the form are what you rely on if something is missing.

For the wider process, see Choosing a Conveyancing Solicitor When Buying UK Property From Abroad and Making an Offer on a UK Property From Abroad.

Questions Overseas Buyers Should Ask

• Does the form match the photos and description in the listing?
• Are the appliances working, and is there any paperwork or warranty?
• Is the boiler included, and is there a service record?
• Are any garden structures included, and are they in good condition?
• If something is excluded, will the seller leave the space tidy, with no damage from removal?

Practical Tips

• Take dated photographs at viewing, or ask the agent for them, so you can compare later.
• Ask your solicitor to raise any gaps before you exchange, because afterwards it is much harder to change.
• Keep the agreement in writing. Verbal promises from the seller or the agent are not safe to rely on.
• Ask for a final check of the property before completion if you can arrange someone to attend.

What the Form Does Not Do

The form is about what is included. It is not a survey and does not tell you whether an appliance works or whether the building has defects. For that, consider a survey. See RICS Home Survey Levels Explained if you need to compare options.

Talk to Banke Properties

Banke Properties helps overseas buyers compare UK homes and understand the buying process. To discuss your plans, contact the Banke Properties team.

This article is general information, not legal advice. Forms and practice change, and Scotland and Northern Ireland have different procedures. Always take advice from a UK solicitor on your specific purchase.