What Do I Need to Sell My House? The Complete 2026 Checklist

Every property sale in England and Wales requires a set of legal documents that prove ownership, describe the property's condition, and confirm that any building work was carried out lawfully. If these documents are incomplete or missing, the buyer's solicitor will raise enquiries, the buyer's mortgage lender may refuse to lend, and your sale can stall for weeks — or collapse entirely.

According to HM Land Registry data, the average time to sell a house in 2026 is 5 to 6 months from listing to completion, with the average time from offer to exchange alone being 8 to 12 weeks. A significant proportion of that time is spent chasing documents that should have been ready from day one. Sellers who prepare a complete document pack before listing typically reduce their conveyancing timeline to just 6 to 8 weeks.

This guide is a definitive checklist of every document you need to sell a house or flat in England and Wales in 2026. We have organised it into three phases — before you list, certificates and compliance, and during the sale — so you can work through it methodically. First-time sellers will find this particularly useful as a step-by-step roadmap. Not sure what you are missing? Take our free sale-readiness assessment to find out in minutes.

Complete Document Checklist at a Glance

The table below summarises every document covered in this guide. Use it as a quick reference, then read the detailed sections that follow for guidance on each one.

Now let's look at each document in detail, organised by the phase of the sale in which you will need it.

Phase 1: Documents to Gather Before You List

These are the foundational documents your solicitor needs to prepare the contract pack. Ideally, you should have all of these in hand before your property goes on the market. If you are wondering what to do before listing your house, assembling these documents is one of the most impactful steps.

1. Title register and title plan

The title register is the official legal record of who owns the property, along with any charges, covenants, or restrictions that apply. The title plan is the Ordnance Survey map extract showing the property boundaries.

If your property is registered with HM Land Registry — as approximately 88% of land in England and Wales now is — you can download official copies of both documents from the Land Registry website for £3 each. Your solicitor will order these as standard, but it is worth downloading your own copies early so you can check the details. Look for any restrictions, notices, or charges you were not aware of, as these may need to be resolved before the sale can complete.

For unregistered property (which is rare but still exists, particularly in rural areas), you will need the original paper deeds. These may be held by your mortgage lender, your solicitor, or in a safe at home. Your solicitor will need to arrange first registration with the Land Registry as part of the sale, which adds time and cost.

2. Energy Performance Certificate (EPC)

An EPC is a legal requirement before you market your property. Under the Energy Performance of Buildings (England and Wales) Regulations 2012, you must commission an EPC from an accredited domestic energy assessor and make it available to prospective buyers free of charge.

An EPC is valid for 10 years from the date of issue. You can check your EPC rating to see if you already have a valid certificate. If yours has expired or you have never had one, a new assessment typically costs £60 to £120 and can usually be arranged within one to three days.

The certificate rates your property from A (most efficient) to G (least efficient) and includes recommendations for improvements. While a low EPC rating does not prevent you from selling, it can affect buyer perception and may become more significant as minimum energy efficiency regulations tighten.

3. TA6 Property Information Form

The TA6, published by the Law Society, is one of the most important documents in any property sale. It is a detailed questionnaire that you, the seller, must complete honestly and thoroughly. It covers:

• Boundaries and boundary disputes
• Complaints, disputes, and notices
• Alterations, planning, and building control
• Guarantees and warranties
• Insurance
• Environmental matters (flooding, subsidence, contamination)
• Rights, informal arrangements, and parking
• Services (utilities, drainage, broadband)
• Connection to utilities and services
• Occupiers and other matters

Your solicitor will send you the TA6 to complete, but it is your responsibility to answer every question accurately. Inaccurate or incomplete answers can result in a claim for misrepresentation after completion. Allow two to four hours to complete it thoroughly — rushing through it is one of the most common mistakes sellers make.

As part of your sale-readiness preparation, consider completing a draft of the TA6 before you even instruct a solicitor. This helps you identify any gaps in your documentation early. Our sale-ready pack guide walks through every document you need in one place.

4. TA10 Fittings and Contents Form

The TA10 is the companion form to the TA6. It lists every fixture, fitting, and item of contents in the property and records whether each one is included in the sale, excluded, or available by separate negotiation.

This includes light fittings, curtains and blinds, carpets, kitchen appliances, garden sheds, plants, and any other items that might be ambiguous. Disputes over what is included in the sale price are surprisingly common and can derail transactions at the last minute. Being precise on the TA10 from the outset avoids this.

5. TA7 Leasehold Information Form (leasehold only)

If your property is leasehold, you also need to complete the TA7 form, which covers lease-specific matters including:

• Ground rent amounts and review dates
• Service charge details and accounts
• Management company information
• Planned major works and special levies
• Any consents needed to assign the lease
• Alterations you have made to the property

The TA7 requires information that you may need to obtain from your managing agent or freeholder. Start this early — chasing managing agents for information is a well-known bottleneck in leasehold sales.

6. Proof of identity (AML checks)

Under the Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017, your solicitor is legally required to verify your identity before acting for you. You will need to provide:

• Photo ID — valid passport or driving licence
• Proof of address — a recent utility bill, bank statement, or council tax statement (typically dated within the last three months)

Many solicitors now accept electronic verification through services such as Thirdfort or Credas, which can speed up the process. Have your documents ready before your first meeting with your solicitor.

Phase 1 cost summary

Phase 2: Certificates and Compliance Documents

This is where many sellers encounter delays. The buyer's solicitor will scrutinise any alterations or improvements made to your property and will expect to see evidence that the work was carried out in compliance with building regulations and planning law. Missing certificates are the single biggest cause of conveyancing delays in England and Wales.

If you want a detailed walkthrough of the full conveyancing checklist for sellers, see our dedicated guide.

7. Building regulations completion certificates

Any structural work, extensions, loft conversions, electrical rewiring, or changes to the heating system that required building regulations approval should have a completion certificate from your local authority's building control department. This confirms the work was inspected and met the applicable standards at the time it was carried out.

If you cannot find a completion certificate, you have several options:

• Contact the local authority — they may hold a record of the sign-off on file
• Apply for a regularisation certificate — this involves a retrospective inspection and costs £200 to £500 depending on the scope of work
• Obtain indemnity insurance — typically £20 to £300, arranged by your solicitor

For more detail on your options, see our guide on what to do when building regulations sign-off is missing.

8. Planning permissions

If you have extended the property, converted a loft, built an outbuilding, or made any change that required planning permission, you should have a copy of the decision notice and any associated conditions. Even if the work was done under permitted development rights, it is helpful to have a lawful development certificate to confirm this.

You can search for planning decisions on your local authority's planning portal. If planning permission was required but not obtained, this is a serious issue that needs to be resolved before the sale — your solicitor will advise on the options, which may include a retrospective planning application.

9. FENSA / CERTASS certificates for windows and doors

If replacement windows or external doors were installed after 1 April 2002, the work must have been carried out either by an installer registered with a competent person scheme (FENSA, CERTASS, or equivalent) or with a separate building regulations application to the local authority.

A missing FENSA certificate is one of the most common issues raised during conveyancing. If you cannot locate your certificate, you can request a replacement from FENSA (there is a small fee) or ask your local authority whether they have a record of a building regulations application. If neither exists, indemnity insurance is the standard fallback.

10. Gas safety certificate (CP12)

While owner-occupiers are not legally required to hold a gas safety certificate, providing one gives the buyer confidence and pre-empts one of the most common solicitor enquiries. A gas safety certificate from a Gas Safe registered engineer typically costs £60 to £90 and is valid for 12 months.

The certificate (also known as a CP12) confirms that all gas appliances, flues, and pipework in the property have been inspected and are safe. If the engineer identifies any issues, these should be rectified before the sale to avoid complications during the buyer's survey or solicitor enquiries.

11. Electrical Installation Condition Report (EICR)

An EICR is not a legal requirement for owner-occupier sellers, but providing one is increasingly expected. The report, carried out by a qualified electrician registered with NICEIC, NAPIT, or a similar body, assesses the safety of the fixed electrical installation and identifies any defects.

An EICR typically costs £150 to £300 depending on the size of the property and takes one to five days to arrange. If the report identifies Category 1 (danger present) or Category 2 (potentially dangerous) defects, you should arrange remedial work before marketing the property.

12. Boiler service records

Annual boiler service records demonstrate that the heating system has been properly maintained. While not a legal requirement, the buyer's solicitor or surveyor will often ask about the boiler's condition and service history. Having recent service records available avoids unnecessary enquiries.

If you cannot locate your service records, consider arranging a fresh boiler service (typically £60 to £100) before listing. This also gives you the opportunity to identify and fix any minor issues before they show up on the buyer's survey.

13. Guarantees and warranties

Locate and gather copies of any transferable warranties and guarantees that cover work done on the property. Common examples include:

• NHBC or equivalent new-build warranties (10 years)
• Damp-proofing guarantees (typically 20–30 years)
• Timber treatment guarantees (typically 20–30 years)
• Roofing guarantees (10–25 years)
• Kitchen or bathroom installation warranties
• Boiler manufacturer warranties (5–12 years)

These documents reassure the buyer that work was carried out to a reasonable standard and that there is recourse if defects emerge during the warranty period. List all guarantees on the TA6 form in the relevant section.

14. Damp proof course certificate

If your property has had damp-proofing treatment, the original treatment company should have issued a certificate or guarantee. These typically last 20 to 30 years and are usually transferable to new owners. If you cannot find the certificate, contact the treatment company — they often keep records that can be re-issued.

15. Indemnity insurance policies

If any of the above certificates are missing and cannot be obtained, your solicitor can arrange indemnity insurance to cover the risk. This is a one-off policy that protects the buyer (and their mortgage lender) against the cost of enforcement action or remedial work.

Indemnity insurance is a pragmatic solution, but it is important to understand that it covers the financial risk, not the underlying defect. The most common indemnity policies cover:

• Missing building regulations sign-off
• Missing FENSA or CERTASS certificate
• Missing planning permission
• Chancel repair liability
• Restrictive covenant breaches

Costs range from £20 for simple policies to £300 or more for complex situations. Your solicitor will advise on which policies are needed. Crucially, you must not contact the local authority about the missing certificate before taking out indemnity insurance, as doing so can invalidate the policy.

Phase 2 cost summary

Phase 3: Documents Needed During the Sale

These documents come into play once you have accepted an offer and the conveyancing process is underway. Your solicitor will handle most of these, but you need to be aware of them and provide information promptly when asked.

16. Mortgage redemption statement

If your property is mortgaged, your solicitor will need a redemption statement from your lender. This confirms the exact amount needed to pay off your mortgage on the proposed completion date, including any early repayment charges or exit fees.

Your solicitor usually requests this on your behalf, but it can take up to five working days to arrive. Some lenders charge a small fee for producing the statement. The redemption figure is time-sensitive — it changes daily as interest accrues — so a fresh statement may be needed if completion is delayed.

Understanding the full financial picture is important. Our guide on how much it costs to sell a house in 2026 breaks down every fee and charge you should expect.

17. Leasehold management pack (leasehold only)

The leasehold management pack, based on the LPE1 form published by the Law Society, is a comprehensive information pack provided by the freeholder or managing agent. It covers:

• Current and recent service charge accounts
• Ground rent details
• Building insurance information
• Reserve fund balances
• Planned or approved major works
• Any disputes or legal proceedings
• Contact details for the managing agent and freeholder

The management pack typically costs £200 to £500 plus VAT and takes two to four weeks to arrive. This is one of the most common causes of delay in leasehold sales, so order it as early as possible — ideally before you even accept an offer.

18. Completion statement

Your solicitor will prepare a completion statement near the point of exchange of contracts. This is a financial summary showing the sale price, minus the mortgage redemption figure, solicitor fees, estate agent fees, and any other deductions. The balance is what you receive on completion day.

Review this statement carefully and query any figures you do not recognise. It is your final opportunity to check that the financial side of the transaction is correct.

Total Cost of Documents: Freehold vs Leasehold

The total cost of gathering all the documents you need varies depending on the type of property and its history. The table below gives a realistic range.

How Long Does It Take to Gather Everything?

The timeline depends on how organised you are and whether any certificates are missing. Here is a realistic breakdown.

Understanding these timelines is important when planning your sale. For a broader look at the full legal process, see our guide on how long conveyancing takes.

The 5 Most Common Document Problems (and How to Fix Them)

Based on conveyancing data, these are the document-related issues that most frequently delay property sales in England and Wales.

1. Missing building regulations completion certificate

This is by far the most common problem. Sellers frequently discover that a previous extension, loft conversion, or bathroom alteration was never signed off. The buyer's solicitor will flag this immediately, and most mortgage lenders will refuse to approve the loan until it is resolved.

Solution: Apply for a regularisation certificate from your local authority (£200–£500, 2–6 weeks), or ask your solicitor to arrange indemnity insurance (£20–£300, 1–2 days).

2. No FENSA certificate for replacement windows

Many homeowners are unaware that replacement windows installed after 2002 require compliance documentation. This is one of the most frequently raised enquiries in residential conveyancing.

Solution: Check the FENSA online register, contact your local authority, or arrange indemnity insurance for missing FENSA certificates.

3. Expired or missing EPC

You cannot legally market your property without a valid EPC. Some sellers list their property before checking, which can lead to having to pause marketing while a new assessment is arranged.

Solution: Check the EPC register at gov.uk before you do anything else. If you need a new one, book an assessment immediately — it typically takes just one to three days.

4. Incomplete or inaccurate TA6 form

A poorly completed TA6 generates a flood of additional enquiries from the buyer's solicitor, adding weeks to the process. Common mistakes include leaving questions blank, writing “not known” without explanation, and failing to disclose known issues.

Solution: Take the TA6 seriously. Set aside a full afternoon, gather all your property documents first, and answer every question as fully and honestly as you can.

5. Delayed leasehold management pack

Managing agents are notoriously slow at producing management packs. Two to four weeks is typical, but some take six weeks or longer. If you wait until after accepting an offer to order one, it can hold up the entire transaction.

Solution: Order the management pack the moment you decide to sell — or even before you list. The cost (£200–£500 + VAT) is payable upfront regardless.

Quick Checklist by Property Type

Not every document applies to every property. Use the table below to see which documents you need based on your situation.

How to Stay Organised: A Practical Approach

With 15 or more documents to track, organisation is essential. Here is a practical approach that works for most sellers.

1. Create a dedicated folder — either a physical folder or a digital one (Google Drive, Dropbox, or similar). Label it clearly and share access with your solicitor.
2. Use the master checklist above — print the table from this guide and tick off each document as you obtain it.
3. Start with the easy wins — download your title documents and check your EPC on day one. These take minutes.
4. Tackle certificates next — go through every room in your home and list every piece of work that was done. Then check whether you have the corresponding certificate.
5. Flag gaps early — if you cannot find a certificate, tell your solicitor immediately. The sooner they know, the sooner they can arrange a replacement or indemnity insurance.
6. Complete the TA6 in one sitting — schedule a block of two to four hours, have your property documents to hand, and work through it methodically.

Pine can help you manage this entire process. Our platform guides you through each document, tracks what you have gathered, and flags what is still outstanding. Get started with Pine and take control of your sale preparation.

What Your Solicitor Handles vs What You Need to Do

Understanding the division of responsibility helps you avoid delays. Here is a clear breakdown.

Sources

• HM Land Registry — Official copies of title documents (gov.uk/land-registry)
• Energy Performance of Buildings (England and Wales) Regulations 2012
• The Law Society — TA6 Property Information Form (6th Edition), TA10 Fittings and Contents Form, TA7 Leasehold Information Form, LPE1 Leasehold Pack
• Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017
• Building Act 1984 and Building Regulations 2010 (as amended)
• FENSA — Fenestration Self-Assessment Scheme (fensa.org.uk)
• Gas Safe Register (gassaferegister.co.uk)
• NICEIC — National Inspection Council for Electrical Installation Contracting (niceic.com)
• Gov.uk — EPC Register (epc.opendatacommunities.org)
• Conveyancing Association — Protocol for residential conveyancing

Frequently Asked Questions