What Is a TA10 Form? Fittings and Contents Explained

If you are buying or selling a property, you may come across a TA10 form during the conveyancing process. But what is a TA10 form, what does it contain, and why is it important when buying or selling a home?

The TA10 form is commonly known as the Fittings and Contents Form or Fixtures and Fittings Form. It provides important information about which items are included in the sale of a property and which items the seller intends to take with them.

In this guide, we explain what a TA10 form is, what it covers, why it matters and what buyers and sellers should consider before completing or agreeing the form.

What is a TA10 form?

A TA10 form is a Fittings and Contents Form used during the conveyancing process when buying or selling a property.

The form helps establish exactly what is included in the sale.

For example, a seller may need to indicate whether items such as:

• Curtains

• Carpets

• Light fittings

• Kitchen appliances

• Garden sheds

• Outdoor items

• Bathroom fittings

• Television brackets

are included in the purchase price or will be removed before completion.

The TA10 can help prevent disagreements between the buyer and seller by setting out what is expected to remain at the property.

Why is the TA10 form important?

When you buy a property, it is important to know exactly what you are paying for.

A buyer might assume that certain items are included because they are currently installed in the property. However, the seller may intend to take some of them when they move.

The TA10 Fittings and Contents Form provides a way of recording these arrangements.

For example, a buyer might assume that the washing machine is included because it is in the kitchen. If the seller intends to take it, this should be made clear.

Similarly, a seller may intend to leave certain items behind as part of the sale.

By recording the agreement, the TA10 can help reduce uncertainty and potential disputes.

What does a TA10 form include?

The TA10 form covers a range of items within and outside the property.

The exact version of the form may vary, but it can include categories such as:

• Kitchen appliances

• Bathroom fittings

• Carpets and floor coverings

• Curtains and blinds

• Light fittings

• Fireplace and heating equipment

• Television and telephone equipment

• Garden items

• Outdoor buildings

• Garage items

• Other fixtures and fittings

The seller normally indicates whether each relevant item is included, excluded or subject to a separate arrangement.

What is the difference between fixtures and fittings?

Understanding the difference between fixtures and fittings can help explain why the TA10 form is useful.

Fixtures

Fixtures are generally items that are attached to the property in such a way that they are considered part of the property.

Examples could include:

• Built-in kitchen units

• Bathroom suites

• Radiators

• Built-in wardrobes

However, whether something is legally considered a fixture can depend on the circumstances.

Fittings

Fittings are generally items that are not permanently attached to the property and may be easier for the seller to remove.

Examples could include:

• Freestanding furniture

• Certain appliances

• Curtains

• Some garden equipment

The distinction is not always straightforward, which is why clearly recording what is included in the sale can be helpful.

Who completes the TA10 form?

The seller normally completes the TA10 form.

The seller provides information about which items are included in the sale and which they intend to remove.

The completed form is then usually provided to the buyer and their conveyancer as part of the conveyancing process.

If you are a seller, it is important to complete the form carefully and honestly.

What items are usually included in a house sale?

There is no universal rule that every item in a property will automatically be included.

The TA10 allows the parties to make the position clear.

Items that may commonly be included could include:

• Fitted kitchen units

• Bathroom suites

• Built-in wardrobes

• Certain fitted flooring

• Some light fittings

• Integrated appliances

However, individual arrangements can differ.

If there is something you particularly want to remain at the property, it is worth making sure it is clearly identified.

What items might a seller take with them?

Sellers may want to take certain personal possessions or items with them when they move.

These could include:

• Freestanding furniture

• Certain appliances

• Mirrors

• Curtains or blinds

• Garden furniture

• Garden ornaments

• Shed contents

• Light fittings

• Wall-mounted equipment

If an item is not intended to remain, the seller should make this clear rather than assuming the buyer will know.

Can buyers negotiate over items on the TA10?

Yes.

The TA10 can become part of the discussions between the buyer and seller about what is included in the transaction.

For example, a buyer may ask whether a particular appliance, piece of furniture or garden item can remain.

The seller can then decide whether they are willing to include it.

If an agreement is reached, it should be properly recorded so that both parties have a clear understanding of what has been agreed.

What happens if the seller removes something that was supposed to stay?

If an item was agreed to be included in the sale but is removed before completion, this could lead to a dispute between the buyer and seller.

This is one reason why it is important to make sure the TA10 form is completed accurately and that both parties understand what has been agreed.

If there is a disagreement after completion, the buyer should speak to their conveyancer about the appropriate next steps.

Should sellers leave items listed as included?

Yes.

If a seller has indicated that an item is included in the sale, they should normally leave it at the property in the agreed condition unless another arrangement has been made.

For example, if a seller agrees to leave a particular appliance, they should not remove it before completion without discussing the change with the buyer.

Changing an agreement without informing the other party can create unnecessary problems.

Can the TA10 affect the purchase price?

The TA10 itself does not determine the property’s value, but the contents of the form can form part of negotiations between the buyer and seller.

For example, a buyer may be willing to pay more or proceed with a purchase based on particular items being included.

Alternatively, the parties may negotiate separately over certain items.

If something is particularly important to you, make sure your conveyancer is aware of the agreement.

When is the TA10 form completed?

The TA10 is generally completed by the seller during the conveyancing process.

Ideally, it should be dealt with early enough for the buyer to understand what is included before contracts are exchanged.

If the buyer discovers shortly before exchange that important items are being removed, this could lead to further negotiations and potentially delay the transaction.

What should sellers consider when completing a TA10?

If you are selling your home, it can be helpful to walk through the property room by room before completing the form.

Consider:

• What are you taking with you?

• What are you leaving behind?

• Which appliances are included?

• Are curtains and blinds included?

• Are light fittings staying?

• Are garden items included?

• Are sheds and other outdoor structures included?

• Are there any items you have specifically agreed to leave?

Being clear at this stage can help avoid confusion later.

What should buyers check on the TA10?

If you are buying a property, carefully review the TA10 rather than assuming everything you see during a viewing will remain.

Pay particular attention to items that would be expensive or inconvenient to replace, such as:

• Integrated appliances

• Flooring

• Curtains and blinds

• Light fittings

• Garden sheds

• Garden equipment

• Other fixtures or fittings that are important to you

If something you expected to be included is listed as excluded, raise it with your conveyancer as soon as possible.

Is a TA10 form legally binding?

The TA10 is an important conveyancing document, but its legal effect can depend on how its contents are incorporated into the contract and the circumstances of the transaction.

The safest approach is not to rely on assumptions about what is included.

If an item is important to you, make sure the position is clearly agreed and discuss it with your conveyancer before contracts are exchanged.

Final thoughts: What is a TA10 form?

The TA10 form is an important part of the conveyancing process when buying or selling a property. It helps establish which fixtures, fittings and contents are included in the sale and which items the seller intends to remove.

For sellers, completing the form accurately can help prevent misunderstandings. For buyers, carefully reviewing the TA10 can ensure you know what you are actually buying.

If there is an item that is particularly important to you, don’t rely on assumptions. Make sure it is clearly agreed and speak to your conveyancer if you have any questions before contracts are exchanged.

This article provides general information about the TA10 Fittings and Contents Form and is not legal advice. The legal effect of information recorded on the form can depend on the circumstances and the terms of the contract. If you are buying or selling a property, speak to your conveyancer for advice specific to your transaction.