How much detail for fixtures and fittings?

pjs493

As part of the form I've completed for my seller's estate agent, I was asked to list fixtures and fittings I wished to have included in my offer (so that there are no misunderstandings down the road). The vendor had already offered a couple of large pieces of furniture that really only fit the house and would be quite difficult to remove, I like these pieces of furniture so wrote them on the form. I also added carpets, curtains (the windows are exceptionally large so the seller has no use for them in another house anyway), and light fittings as well as the fireplace, surround, and grate. 

However, after sending off the form I'm wondering if I needed to go into more detail. Are the things I've listed typical/normal? Should I have added in other things such as the boiler? Are fitted kitchens, bathroom suites, a fitted wardrobe in one bedroom, etc a given? Maybe I've spent too much time on the internet today, but I came across a couple of examples of people completing, getting the keys, and then finding that the house had been stripped of the boiler, door handles, light switches and plug sockets, etc. 

The purchase price is a few hundred thousand and the agent is one of those at the higher end of the scale (their typical listings are into multiple millions so by comparison the house I'm buying is at the lower end of what they sell. It's the seller's second home, they're elderly and just want rid of it now that they're getting on in years, so I can't see them stripping the place bare. Indeed I rather get the impression that they'd quite happily throw in all the furniture to avoid the stress of arranging removals. But obviously I don't want to assume too much and find that I should have listed something down the line that I failed to list.

Sarahspangles

You’ll get the standard Property Information Form back, which will confirm the fixtures and fittings, so there’s opportunity to amend at that point.

ss2020jd

I’m just filling one out as a seller on behalf of my mum and all of the ‘fixed’ things you mention, like boiler, door fittings, light fittings and sockets, carpets etc are all listed on the fittings and contents form completed by the seller. 

There is an option for the seller to tick included, excluded or none if it doesn’t exist at the property. If excluded the seller can suggest a price or they will take it with (although not in this case) but you would expect most basic fixed things to be included. However some sellers may think otherwise hence some of the horror stories you can read! 

Furniture and things like that can usually be negotiated so it’s good your solicitor is checking what you expect as well.

Check the list carefully when it comes back and if there’s anything that’s not on there you can amend/negotiate. 

youth_leader

My seller wanted £175 for her washing machine.  When I asked to be told the age and model, she withdrew her request and offered it to me for free.  I was glad I asked as it only last a few months after completion, and luckily John Lewis took it away when I bought a new one from them.

eddddy

The list you've filled in isn't binding, and you can change your mind and renegotiate later.

Its more to highlight things that might not normally be included in a house sale - maybe like: freestanding white goods; curtains; the children's climbing frame in the garden; some wardrobes etc. Just to reduce the likelihood that one party or the other has misunderstood.

You don't really need to mention stuff like the boiler, fitted kitchen, door handles at this stage - because any reasonable person would assume that those things are included.


As others say, in due course you should get a TA10 Fixtures and Fittings Form from the seller, that lists all the detailed stuff. When you exchange contracts, that list will become binding. (But the list you have given the estate agent won't.)

Here's a sample TA10:  https://www.suremove.uk.com/downloads/Law Society Fittings and Contents TA10.pdf

user1977

If you're going to start listing the boiler or door handles, why not also itemise the doors, bricks, etc...

RHemmings

I remember reading a newspaper article about experiences when buying houses. One example was someone who bought a house with a fancy spiral staircase. When they received possession of the house, the staircase was gone. And, not listed in the TA10. (Assuming it was a TA10 as this was some time ago.) 

I'm pretty sure that my TA10 listed door-handles and the boiler. 

BarelySentientAI

RHemmings said:

I remember reading a newspaper article about experiences when buying houses. One example was someone who bought a house with a fancy spiral staircase. When they received possession of the house, the staircase was gone. And, not listed in the TA10. (Assuming it was a TA10 as this was some time ago.) 

I'm pretty sure that my TA10 listed door-handles and the boiler. 

I had the opposite - I left (obviously) internal door handles but didn't list them on the form, and my buyer insisted that I come and remove them on the day after completion.

RHemmings

BarelySentientAI said:

RHemmings said:

I remember reading a newspaper article about experiences when buying houses. One example was someone who bought a house with a fancy spiral staircase. When they received possession of the house, the staircase was gone. And, not listed in the TA10. (Assuming it was a TA10 as this was some time ago.) 

I'm pretty sure that my TA10 listed door-handles and the boiler. 

I had the opposite - I left (obviously) internal door handles but didn't list them on the form, and my buyer insisted that I come and remove them on the day after completion.

Really? I don't like the door knobs on the folding bathroom door. And, I think I want to replace them with ones that have knobs on both sides. But, it never even occurred to me that I would ask the previous owners to come back and do it. Similarly for the garden (large) compost bin that I've found is full of compost sealed in heavy plastic sacks. I'm going to dispose of them one by one in the rubbish. 

Did you go back and remove the door handles? 

BarelySentientAI

RHemmings said:

BarelySentientAI said:

RHemmings said:

I remember reading a newspaper article about experiences when buying houses. One example was someone who bought a house with a fancy spiral staircase. When they received possession of the house, the staircase was gone. And, not listed in the TA10. (Assuming it was a TA10 as this was some time ago.) 

I'm pretty sure that my TA10 listed door-handles and the boiler. 

I had the opposite - I left (obviously) internal door handles but didn't list them on the form, and my buyer insisted that I come and remove them on the day after completion.

Really? I don't like the door knobs on the folding bathroom door. And, I think I want to replace them with ones that have knobs on both sides. But, it never even occurred to me that I would ask the previous owners to come back and do it. Similarly for the garden (large) compost bin that I've found is full of compost sealed in heavy plastic sacks. I'm going to dispose of them one by one in the rubbish. 

Did you go back and remove the door handles? 

I did.  Didn't put any new ones on though.  And collected the seven spare bricks from rebuilding a garden wall, two empty plant pots and an external doormat that were also complained about.

pjs493

BarelySentientAI said:

I did.  Didn't put any new ones on though.  And collected the seven spare bricks from rebuilding a garden wall, two empty plant pots and an external doormat that were also complained about.

Wow. That request to remove them seems incredibly petty.