0161 678 7996

Dealing with Fixtures and Fittings

On June 23, 2014

Dealing with Fixtures and Fittings

When buying or selling a property, fixtures and fittings are an important part of the negotiation process.

When you view a property for the first time, it is not always clear what is going to be included in the sale price and what isn’t. While many people would expect TV’s and paintings to have disappeared when they move into a new property, you might be surprised to know that sellers are well within their right to take beds, fridges and even carpets with them.

During the conveyancing process, the seller usually makes a list of the fixtures and fittings they intend to leave or remove from the property on completion. The contents list aims to clarify exactly what is included in the sale, so it is important to go through it thoroughly with your conveyancing solicitor.

After both parties agree upon the inventory, it is attached to the contract and forms part of it.

When you are purchasing a property, there are no set laws or rules regarding which fixtures and fittings should be left, which can often lead to confusion and dispute between buyer and seller.

What Is The Difference?


Like the name suggests, ‘fixtures’ include anything that is permanently ‘fixed’ to a property or bolted to the wall, floor or ceiling. You can expect these items to be included in the purchase.

  • Plug sockets
  • Kitchen units – built in hobs,
  • Bathroom units – sink, toilet, bath, shower
  • Light switches
  • Central heating fixtures – boilers, radiators
  • Built in wardrobes
  • Built in cupboards
  • Swimming pool
  • Fireplace
  • Alarm system


A fitting is a usually considered as a detachable object, which is freestanding or temporarily fixed with a hook or screw. Fittings are not usually included in the purchase price, unless expressed otherwise.

  • Curtains/curtain rails
  • Carpets and rugs
  • Free standing furniture (e.g. beds, wardrobes, sofas, tables)
  • Light fittings/lampshades
  • Free standing appliances (e.g. washing machine, oven, fridge)
  • Televisions/TV aerials
  • Hung up paintings, mirrors

If a detailed inventory of all fixtures and fittings is drawn up with a solicitor then you should avoid wasting time in dispute with the seller.

Whether you are buying or selling a property, Peter Robinson & Co. have the knowledge and experience to carry out the transaction quickly and efficiently, advising you on any issues that arise regarding fixtures and fittings along the way.

For a free, no obligation quote, get in touch with one of our friendly team today.

  • By Peter Robinson  0 Comments 
  • Advice, Buying, conveyancing, exchanging contracts, fixtures and fittings, Peter Robinson & Co.