How to Fill In the TA10 Fittings and Contents Form

When you sell a property in England or Wales, one of the forms you'll need to complete is the TA10 — formally called the Fittings and Contents Form. It might sound straightforward, but this form is the source of a surprising number of disputes between buyers and sellers. The question it answers is simple: what stays and what goes?

Get the TA10 wrong and you could face a claim for breach of contract after completion. Get it right, and you remove one of the most common causes of friction in the conveyancing process. This guide explains what the TA10 is, how to fill it in properly, and how to avoid the mistakes that cause problems.

What is the TA10 form?

The TA10 is a standardised form published by the Law Society of England and Wales as part of the conveyancing protocol. It is used in virtually every residential property sale to record exactly which items at the property are included in the sale price, which the seller intends to take with them, and which are not present at all.

The form is completed by the seller and sent to the buyer's solicitor as part of the draft contract pack, alongside the TA6 Property Information Form. Once contracts are exchanged, the TA10 becomes part of the legally binding sale agreement. This means that if you mark an item as "included" and then remove it before completion, the buyer has grounds to claim compensation.

The current version is the TA10 (4th edition, 2019), and it covers items across every room and area of the property, from kitchen appliances to garden sheds.

The three options for each item

For every item listed on the TA10, you must select one of three options:

If you want to offer an item for separate purchase (for example, a particularly expensive appliance), there is no dedicated column for this on the standard form. However, you can mark it as "excluded" and add a note in the additional comments section stating that it is available for negotiation.

Fixture vs fitting: the legal distinction

Understanding the difference between a fixture and a fitting is essential when completing the TA10. The distinction matters because fixtures are legally considered part of the property and are included in the sale by default, while fittings are personal property that the seller is entitled to take.

The legal test comes from the landmark case Holland v Hodgson (1872), decided by the Court of Appeal. The judgment established two key principles that courts still apply today:

• Degree of annexation — How firmly is the item attached to the property? An item resting on the floor under its own weight (like a freestanding bookcase) is generally a fitting. An item that is bolted, screwed, or otherwise fixed to the building (like a fitted kitchen) is generally a fixture.
• Purpose of annexation — Why was the item attached? Was it fixed in place to permanently improve the property, or simply to allow the item to be enjoyed? A heavy marble statue sitting on a plinth might be a fitting (it rests by its own weight for enjoyment), while a modest bathroom mirror screwed into the wall is likely a fixture (it was attached for the permanent benefit of the room).

In practice, the courts look at both factors together. The purpose of annexation can override the degree of annexation — for example, tapestries hung on hooks in a stately home were held to be fixtures because they were part of the architectural design of the room, even though they could easily be removed (Leigh v Taylor, 1902). For a deeper look at how this applies across every category of item in your home, see our guide on fixtures and fittings: what counts when selling a house.

Room-by-room guide to completing the TA10

The most effective way to fill in the TA10 is to walk through your property room by room. Below is a detailed breakdown of the items typically covered in each area, along with guidance on how they are usually classified.

Walk through each room with the form in hand and mark every item honestly. If an item falls into a grey area, mark it as you intend and add a note of explanation. Clarity now prevents arguments later.

Common TA10 disputes and how to avoid them

Disputes over fittings and contents are among the most common problems in residential property sales. According to guidance from the Property Ombudsman, disagreements about what was included in the sale are a frequent source of complaints. Here are the items that cause the most trouble:

• Light fittings — This is the single most common TA10 dispute. Sellers often swap attractive or expensive light fittings for cheap replacements before moving out. If you marked a light fitting as "included," the buyer expects to receive the exact fitting that was there when they viewed the property. If you want to keep a particular fitting, mark it as excluded and replace it before the buyer views if possible.
• Curtains and curtain poles — Curtains are fittings and you can take them, but the poles or rails they hang on are usually fixtures (because they are screwed to the wall). If you want to take the curtain poles, mark them as excluded and be prepared to make good the screw holes.
• Fitted shelving — Shelves that are screwed into alcoves or walls are fixtures. Removing them leaves holes and damage. If you marked them as included, you must leave them.
• Garden plants and pots — Plants growing in the ground are fixtures and should remain. Plants in pots are fittings and can be taken. Disputes arise when sellers dig up established plants to take to their new home. If a plant is in the ground, it should be marked as included.
• Integrated vs freestanding appliances — A fridge that is built into the kitchen units is a fixture and should normally be included. A freestanding fridge that happens to sit in a gap between units is a fitting and can be excluded. Make sure you distinguish between the two on the form.

The best way to avoid disputes is to be specific and honest. If you are unsure whether something is a fixture or fitting, err on the side of including it and make a note. For comprehensive guidance on your disclosure obligations as a seller, see our dedicated guide.

What happens if you remove something marked as included?

Once contracts are exchanged, the TA10 is legally binding. If you remove an item that was marked as "included," you are in breach of contract. The consequences can include:

• Damages claim — The buyer can claim the cost of replacing the missing item. For a fitted kitchen or bathroom suite, this could run to thousands of pounds.
• Retention from sale proceeds — The buyer's solicitor may ask your solicitor to retain a portion of the sale proceeds until the issue is resolved.
• Delay to completion — In serious cases, the buyer may refuse to complete until the item is returned or compensation is agreed, which could delay the entire transaction.

Even before exchange, removing or swapping items that the buyer has seen during viewings can cause problems. If a buyer notices that the expensive kitchen tap has been replaced with a cheap one, they may lose trust in you and reconsider the purchase entirely. Transparency from the outset is always the safest approach.

How the TA10 relates to the sale contract

The TA10 does not exist in isolation. It is one of several documents that together form the contract pack sent to the buyer's solicitor. The key documents are:

• Draft contract — The main sale agreement, prepared by your solicitor, setting out the terms of the sale including price, completion date, and any special conditions.
• TA6 Property Information Form — Covers detailed information about the property itself (boundaries, disputes, planning, services, and more). See our full guide to the TA6 form.
• TA10 Fittings and Contents Form — Specifies what is and is not included in the sale.
• Official copies of the title — Title register and title plan from HM Land Registry.
• Supporting documents — Planning permissions, building regulations certificates, guarantees, and warranties.

The Standard Conditions of Sale (5th edition), which are incorporated into most residential sale contracts, state that the property is sold with the fixtures included unless the contract says otherwise. The TA10 serves as the document that records any exceptions. After exchange, both the contract and the TA10 are binding, and any breach can be enforced through the courts.

When to complete the TA10

Traditionally, sellers complete the TA10 after accepting an offer, when their solicitor sends over the paperwork. This is one of the reasons the conveyancing process takes so long — the solicitor cannot send the contract pack until the TA10 and TA6 are both complete, and most sellers take days or weeks to fill them in.

A much better approach is to complete the TA10 before you list your property. This way, when you accept an offer, your solicitor can send the contract pack to the buyer's solicitor immediately. No waiting, no delays, no back-and-forth. This is the approach Pine is built to support — you complete your TA10 and TA6 with guided, plain-English help before your buyer arrives, so the legal process can start without any dead time. For more tips on preparing your forms early, see our guide on property information form tips.

Tips for completing the TA10 accurately

Based on the issues that most commonly cause delays and disputes, here are practical tips for filling in the TA10:

1. Walk through the property with the form. Do not try to fill it in from memory. Go room by room, item by item, and check each one physically. It is easy to forget about the curtain pole in the spare bedroom or the garden shed you have already mentally packed.
2. Be honest about what you want to keep. If you are emotionally attached to a particular light fitting, curtain set, or garden plant, mark it as excluded now rather than having an awkward conversation later. Buyers are far more understanding about exclusions stated upfront than about items that disappear.
3. Think about what the buyer saw during viewings. Buyers form expectations based on what they see. If they viewed the property with a beautiful set of curtains in the living room, they may assume those curtains are included. If you plan to take them, make it explicit.
4. Distinguish between integrated and freestanding appliances. A washing machine plumbed into the kitchen units is not the same as one sitting freestanding in a utility room. Integrated appliances are usually fixtures; freestanding ones are fittings. Be clear about which is which.
5. Use the additional comments section. If any item needs clarification, write a note. For example: "Curtains in master bedroom excluded — curtain pole to remain." This kind of specificity prevents misunderstandings.
6. Agree the form with anyone else on the title. If you own the property jointly, make sure you both agree on what is included and excluded before submitting the form. Disagreements between joint sellers can cause embarrassing last-minute changes.
7. Review the form before exchange. Circumstances change. You might decide you want to take something you originally planned to leave, or vice versa. Review the TA10 with your solicitor before exchange to make sure it still reflects your intentions.

Completing the TA10 as part of your seller checklist

The TA10 is just one part of the broader paperwork involved in selling a property. For a complete overview of every document, form, and task you need to handle from pre-listing to post-completion, see our conveyancing checklist for sellers. Completing the TA10 early is one of the most effective steps you can take to speed up the process and reduce the risk of your sale falling through.

Pine helps you get this done before you even find a buyer. By completing your TA10 and TA6 with guided, plain-English support, you create a solicitor-ready legal pack that can be handed over the moment your buyer appears. No more scrambling to fill in forms under pressure — just a smooth, well-prepared sale.

Common TA10 disputes between buyers and sellers

The TA10 is one of the most common sources of post-completion disputes in residential property transactions. Even when both parties believe they have agreed on what is included, vague descriptions and unspoken assumptions lead to disagreements after the keys have been handed over. Understanding the items most frequently fought over can help you complete the form in a way that leaves no room for doubt.

The following items appear repeatedly in buyer complaints and solicitor correspondence after completion:

• Curtain poles and blinds — Buyers often assume these are included because they appear to be part of the property. Sellers, however, frequently mark them as "excluded" and take them when they move, leaving bare windows and screw holes behind.
• Light fittings — One of the most contested items on the TA10. Sellers commonly replace attractive or expensive light fittings with basic pendant bulb holders before completion, while the buyer expected to receive the originals they saw during viewings.
• Fitted shelving and built-in wardrobes — These sit in a grey area between fixture (which stays) and fitting (which goes). If shelving is screwed into alcoves or walls, it is generally a fixture. Disputes arise when sellers remove shelving they consider personal, leaving damage to the walls.
• Garden sheds and outbuildings — Not always considered part of the property, particularly if they are freestanding or resting on a base without being bolted down. Sellers sometimes dismantle and take sheds, to the buyer's surprise.
• TV aerials and satellite dishes — Often removed by sellers who want to take equipment to their new home. Buyers are left without a functioning aerial or dish, which can be costly to replace, particularly if the original was roof-mounted.
• Integrated kitchen appliances — Confusion arises over whether "built-in" means the appliance is included in the sale. A dishwasher fitted behind a matching kitchen door panel is generally a fixture, but sellers sometimes remove it on the basis that they purchased it separately.
• Carpets and floor coverings — Fitted carpets are usually treated as fixtures and expected to remain, but some sellers exclude them despite the fact that they appear permanent. Buyers arrive at completion to find bare floorboards where they expected carpet.

For a detailed breakdown of how the law distinguishes between items that must stay and items you can take, see our guide on fixtures and fittings: what legally counts.

Practical tips for avoiding disputes

1. Be specific rather than vague on each item. Instead of writing "curtains — excluded," specify which rooms and which items. Ambiguity is where disputes start.
2. Walk through each room with the form in hand. Check every item physically rather than completing the form from memory. It is easy to overlook a curtain pole, a bathroom mirror, or a shed you have already mentally packed.
3. If in doubt, mark it as "included." Removing an item that was marked as included after exchange of contracts is a breach of contract. If you are unsure whether you want to keep something, it is safer to include it than to face a legal claim later.
4. Agree any changes in writing before exchange. If you change your mind about an item after submitting the TA10, notify your solicitor immediately. Any amendments must be communicated to the buyer's solicitor and agreed in writing before exchange takes place.
5. Take dated photos of the property as a record. Photograph each room, including close-ups of any items that could be disputed, such as light fittings, shelving, and garden structures. Dated photos provide clear evidence of what was at the property at the time the TA10 was completed.

Sources

• Law Society of England and Wales — Fittings and Contents Form (TA10), 4th edition, 2019
• Law Society Conveyancing Protocol, 5th edition — lawsociety.org.uk
• Holland v Hodgson (1872) LR 7 CP 328 — Court of Appeal judgment establishing the fixture vs fitting test
• Leigh v Taylor [1902] AC 157 — House of Lords judgment on purpose of annexation
• Standard Conditions of Sale, 5th edition — Law Society
• The Property Ombudsman — guidance on disputes relating to fittings and contents: tpos.co.uk
• HM Land Registry — official copies and title information: gov.uk/government/organisations/land-registry
• Consumer Protection from Unfair Trading Regulations 2008 — legislation.gov.uk

Frequently asked questions