What should be included in the sale?

When buying or selling a home, it’s easy to get caught up in the whirlwind of paperwork, viewings, and negotiations. Amidst all this, one crucial aspect that often gets overlooked is the question of what exactly is included in the sale of the property. Whether you're a first-time buyer or a seasoned homeowner, understanding what fixtures, fittings, and appliances are part of the deal can save you from potential disputes and ensure a smoother transition into your new home. Let’s break down what should typically be included in the sale and how to make sure there are no surprises.

Fixtures vs. Fittings: What’s the Difference?

Fixtures

Fixtures are items that are fixed to the property, often making them integral to its structure. These are usually considered part of the sale and include:

Built-in Furniture: Items like fitted wardrobes, bookcases, and kitchen units that are affixed to the walls or floors.

Bathroom Suites: Sinks, toilets, and baths that are plumbed in are generally included.

Central Heating Systems: Boilers, radiators, and heating controls typically come with the house.

Light Fittings: Chandeliers, ceiling lights, and built-in lighting are usually included.

Fittings

Fittings, on the other hand, are items that are not permanently attached to the property and are therefore considered personal belongings. These might include:

Freestanding Furniture: Sofas, beds, and other standalone pieces are usually not included unless specifically agreed upon.

Decorative Items: Curtains, blinds, and picture frames are generally not part of the sale, unless they’re a key part of the property's appeal and negotiated separately.

Garden Ornaments: Planters, garden furniture, and statues are typically personal items unless specified otherwise.

Appliances: What to Expect

When it comes to kitchen and laundry appliances, there are no hard and fast rules, and what’s included can vary significantly:

Kitchen Appliances: Often, built-in appliances like ovens, hobs, and extractor fans are included in the sale. However, standalone appliances such as fridges, dishwashers, and washing machines might not be, unless explicitly mentioned.

Laundry Appliances: Washing machines and tumble dryers are often removed by sellers, especially if they’re not built-in. Again, clarity in the agreement is key.

How to Ensure Clarity

To avoid misunderstandings, it's essential to be clear about what is and isn’t included in the sale. Here are a few tips to make sure everything is straightforward:

Check the Property Details: Review the property listing and any accompanying brochures or details to see what’s mentioned about included items. Often, these documents will specify what fixtures and fittings are part of the sale.

Use a ‘Fixtures and Fittings’ Form: In the UK, the standard process involves filling out a ‘Fixtures, Fittings and Contents’ form, typically part of the conveyancing process. This form details what is included and what isn’t, and both parties need to agree on it.

Communicate Clearly: If you have specific items that you either want to include or exclude from the sale, communicate this early on. For example, if you’re selling a property and you want to keep the dishwasher, make sure the buyer knows this from the start.

Negotiate: Sometimes, what’s included in the sale can be a matter of negotiation. If you’re particularly keen on keeping certain items or if you’re a buyer who would like to retain some of the seller’s fittings, don’t hesitate to negotiate.

Conclusion

Understanding what’s included in the sale of a property – from fixtures and fittings to appliances – is crucial for a smooth transaction. By clarifying these details early on and ensuring everything is documented, you can avoid potential disputes and ensure that your new home is just as you expect.