TA10 Fittings and Fixtures Form Explained

The TA10 Fittings and Contents Form — also known as the Fittings and Fixtures Form — is a mandatory document that sellers must complete as part of the conveyancing process. It clearly states what is and what is not included in the property sale, reducing the risk of disputes about items left or removed at completion.

The TA10 becomes legally binding once contracts are exchanged. If the seller removes an item that was listed as included, or takes something that was understood to be part of the sale, they are in breach of contract.

What Are Fixtures and Fittings?

The distinction between fixtures and fittings matters because fixtures are generally assumed to be included in the sale price, while fittings are not:

Type	Definition	Examples	Included in Sale Price?
Fixtures	Items permanently attached or fixed to the property	Fitted kitchen, built-in wardrobes, tiled flooring, bathroom suite, radiators	Usually yes (unless stated otherwise in the TA10)
Fittings / chattels	Items not permanently fixed — moveable items	Curtains, free-standing furniture, mirrors, wall art, garden furniture, loose rugs	No — buyer must negotiate and pay separately if they want them

How Does the TA10 Form Work?

The TA10 provides a structured list of items throughout the property — room by room and category by category. For each item, the seller must indicate whether it is:

• Included in the sale at the agreed price
• Excluded — the seller is taking it
• Not applicable — the item doesn't exist at the property
• Available for separate purchase — the seller is willing to sell it, with the price stated

Once the contracts are exchanged, the completed TA10 becomes legally binding and forms part of the contract. If the seller removes a listed item on completion day, the buyer can pursue a legal claim.

The 11 Sections of the TA10 Form

The TA10 is divided into 11 sections covering every area of the property:

Section	Items Covered
1. Basic fittings	Boiler, heating system, switches, sockets, light fittings
2. Kitchen	Units, appliances (hob, oven, dishwasher, fridge/freezer), extractor fan
3. Bathroom	Bath, shower, toilet, basin, towel rails, mirrors
4. Carpets	Fixed carpets in each room
5. Curtains and curtain rails	Curtains, blinds, poles, and tracks
6. Light fittings	Ceiling lights, wall lights, pendant fittings
7. Fitted units	Wardrobes, shelving units, storage furniture fixed to walls
8. Outdoor area	Sheds, greenhouses, garden furniture, external buildings
9. Television and telephone points	Aerial, satellite dish, cable connections
10. Stock of fuel	Oil, solid fuel, or other fuel held at the property
11. Other items	Any additional items not covered in the above sections

How to Complete the TA10 as a Seller

Your conveyancing solicitor will provide the TA10 and help you work through it. Key guidance:

• Be specific and clear. List individual items rather than vague categories — "Bosch dishwasher (model XYZ)" is better than just "dishwasher".
• Don't assume anything is obvious. Fixtures that you intend to take should be clearly marked as excluded.
• Agree fittings prices upfront. If you're selling additional items, agree a price before exchange and document it in the TA10 or a separate addendum.
• Check everything before completion. Walk around the property on completion day and confirm all included items are still present before handing over keys.

What If Items Are Missing at Completion?

If the buyer arrives at the property and finds that items listed as included on the TA10 have been removed, they have several options:

1. Contact their conveyancer immediately — the conveyancer will contact the seller's solicitor to demand the items are returned or a price is agreed for them.
2. If the seller refuses, the buyer can pursue a legal claim for the value of the missing items.
3. In serious cases — for example, if fixtures like the kitchen were removed — the buyer may have grounds to seek further compensation or delay the release of completion funds.

This is why a clear, detailed TA10 benefits both sides: it removes ambiguity and prevents disputes that can delay completion or end up in court.

TA10 and Stamp Duty

Buyers sometimes ask whether allocating a value to fittings on the TA10 can reduce Stamp Duty. HMRC scrutinises this: any apportionment must be genuine and reflect market value. Artificially inflating the value of fittings to reduce the declared property price and lower SDLT is considered tax avoidance and can result in penalties.

Frequently Asked Questions

Is the TA10 legally binding?

Yes. Once contracts are exchanged, the TA10 becomes part of the contract and is legally binding. If a seller removes an included item, the buyer has a legal remedy.

Do curtains stay with the house?

Only if specified as included in the TA10. Curtains are fittings (not fixtures) and are not automatically included in the sale. However, sellers often include them, especially if the buyer has requested it or they are fitted to the specific windows.

What happens if a garden shed is removed before completion?

If the shed was listed as included on the TA10, removing it is a breach of contract. The buyer can seek compensation for the cost of replacing it. If the shed was listed as excluded, the seller is entitled to take it.