The small print trap that every homebuyer should know before moving in
You’ve signed the paperwork, set a moving date, and picked out where the sofa will go, only to walk into your new home and discover the seller has taken the curtains, the light fittings, and even the oven.
For many buyers, the shock of what’s been removed on moving day is a reminder of the difference between fixtures and fittings.
Louise Ainley, a qualified solicitor at licensed conveyancer course provider Access Law Online, shares how this confusing but significant detail is behind countless disputes each year, often over items worth far less than the legal fees they generate.
Understanding the difference between fixtures and fittings
“One of the most confusing parts of a house sale is figuring out what counts as a fixture and what’s considered a fitting. A simple way to think about it is to imagine tipping the house upside down, anything that falls out is usually a fitting.
“That includes things like furniture, free-standing appliances, kitchenware, and wall hangings. Fixtures, on the other hand, are securely attached to the property like built-in kitchen units, fitted carpets, radiators, and bathroom suites.”
Common items that stay and go
“Bathroom fixtures often include radiators, towel rails, basins, showers, bathtubs, and toilets. Fittings in the same space might include toilet seats, shower curtains, bathroom furniture, and wall-mounted accessories.
“In the kitchen, fixtures typically include sinks, boilers, integrated appliances, worktops, and units. Fittings could be free-standing furniture, small kitchenware, pictures, and hung mirrors.”
Why the TA10 form is so important
“Disputes over fixtures and fittings are surprisingly common, and they often cost more to resolve than the item is even worth. That’s why the TA10 form is so important. It lays out exactly what the seller is leaving behind, from curtain rails and shelving to white goods and carpets.
“Once the form is completed and passed between solicitors, everyone knows where they stand and there’s far less risk of confusion later on.”
Go room-by-room
“Sellers are encouraged to go through each room when filling in the TA10, deciding what stays and what goes. The form covers all the basics, light fittings, carpets, curtains, bathroom fixtures, even kitchen furniture. This room-by-room approach means fewer surprises for the buyer and a smoother move for everyone.”
Grey area: Shelves, curtain rails and light fittings
“Some items sit in a grey area, like curtain rails, blinds, or wall shelves. They’re attached to the property but usually only by a couple of screws, so they’re often treated as fittings.
“Light fittings are a bit different. They’re generally classed as fixtures, even if the seller plans to take them. In that case, they’re legally required to leave the fitting safe and replace it with a ceiling rose, a flex, a bulb holder, and a working bulb.”
How fixtures and fittings will help secure a deal quicker
“Fixtures and fittings aren’t just legal details, they can be part of the negotiation. If a buyer is close to the asking price, the seller might agree to leave behind white goods or furniture to help seal the deal.
“Likewise, buyers can ask for specific items to be included if they’re willing to match the price. These kinds of negotiations can make a real difference in moving a sale forward.”
You May Also Enjoy
Applicant budgets remain stable and rental prices in line with historic norms
The Impact of Increasing Lease Conversions on Estate Agents in 2026
First-time buyers help drive the most home moves for three years
Mortgage Lending Statistics – December 2025
Bank of England interest rates decision – Thoughts from the Industry
