About Fixtures and Fittings when selling a property from Jameson and Partners estate agents in Altrincham

Fixtures and Fittings when Selling a Property


Fixtures and Fittings when Selling a Property

Let’s discuss and make clear about fixtures and fittings when selling a property. There is sometimes some confusion around the two. So, what is a fixture? What is a fitting? And what in your home falls into which category? From there is the need for clarification around what will be included when you sell your property and how best to manage this list. There’s no law around fixtures and fittings and expectations can differ, but here’s what we recommend…

The difference between a fixture and a fitting

This is by no means concrete in terms of what a fixture or fitting is. But as a general rule of thumb, and what we work off, is the following.
A fixture is something that is more permanent within the property, so it’s likely to be fixed to the wall or floor and difficult to remove. Fixtures form part of the property, and the sale of the property includes them.
Meanwhile a fitting is something that is either freestanding within the property or held in place by a hook or nail, making it easy to remove. Fittings can be taken by the property vendor when they move.
Here are some examples of fixtures and fittings which you will be familiar with.
And if you’re unsure – ask your estate agent or conveyancer!


Central heating system: the boiler, radiators and towel rails.
Light fittings.
Integrated appliances.
Fitted kitchen or bathroom suite.
Built-in furniture such as wardrobes or cupboards.
Plug sockets.


White goods such as dishwashers, fridges, freezers and cookers which are freestanding.
Curtains, curtain rails and blinds.
Beds, sofas, tables and other freestanding items of furniture.
Television aerials and satellite dishes.
Mirrors or paintings that are hung, not bolted or painted directly on the wall (mural).
There are some grey areas when it comes to fixtures and fittings (just to make life difficult for everyone). Take a greenhouse for example, you might think it like a shed and therefore a fitting. But it depends whether or not it has foundations, if it does then it is more likely a fixture.

Work off an inventory

When you sell your home with us, we will confirm from the start what fixtures you have. We will also check what fittings you might be willing to leave behind.
From there, you will need to complete a TA10 form with your conveyancer before contracts are exchanged. This ultimately gives a complete inventory of all fixtures and fittings which are to be included in the property sale. As well as all rooms of the home, it includes what is in the garden. So, right down to any lights, plants, flowers, water butts, or garden ornaments as much as bigger pieces like sheds.
Once an offer has been agreed, the buyer will expect to get everything they are paying for. If your inventory says the curtains will be left and then you take them when you move out, there could be confusion or disappointment. Worse still, there could be legal problems further down the line. With an agreed inventory, we aim to make it completely transparent around fixtures and fittings early on in the negotiation process.

Fixtures and fittings can impact negotiations

If you are planning to leave behind specific items of value, you can use fixtures or fittings to negotiate an offer price. For example, this could be bespoke blinds or expensive, high-quality curtains which you only recently purchased. In the event of negotiating on any fixtures or fittings through your estate agent, buyers and vendors ought to remain calm, reasonable and fair.
For sellers, consider whether you really do need things when you move. For buyers, might you be willing to pay a little more if the sellers left a few things to help you out when you move in?
Once everything has been agreed, an inventory makes it all clear. It can even help make moving easier with both parties knowing what will be gone and what will remain, come completion day.

What are the most sought after fixtures and fittings?

There are some fixtures and fittings which are more desirable than others. Integrated appliances in the kitchen are almost always expected these days, especially in a newer modern kitchen. Contemporary light fittings in a kitchen over an island or breakfast bar are something homebuyers are keen to keep if they can. Fitted blinds and made-to-measure curtains are popular. And in the garden, mature annual plants are always welcome by homebuyers.
In the case of selling an elderly relative’s home or if you are downsizing, you might have lots of furniture you don’t want to take with you. Make this clear to your estate agent to begin with so they can inform potential homebuyers. The new buyers might want to pick and choose items. And anything they don’t want you will need to get rid of. It’s a costly exercise to strip a home and you could find more problems to deal with later on, if you leave a property full of furniture without the buyer’s agreement.

Sell your home with us and we will assist with every aspect of your property sale, right down to the fixtures and fittings. As excellent communicators and local experts, you will feel assured your property sale is in good hands. To get your home in the Altrincham area on the market, contact our team of professionals today.