Everything but the kitchen sink?

What should you leave behind, and what would you expect to find when selling or buying a house? There’s no doubt that the issue of fixtures and fittings can be very contentious – particularly as there is no law that outlines what should be left in or removed from the house once it has been sold.

Legally, the seller isn’t obliged to leave any fixtures or fittings, and some have been known to remove the all light bulbs, plants from the garden and water butts on their departure.

While this isn’t illegal, it could cause upset to the buyer if they are unaware.

However, independent estate agents and valuers Harrison Murray say it is really a case common sense, and advise the seller to create an inventory stating what is included in the price and what will be taken when they move early on in the process.

This should be made available to the agent at the earliest opportunity to save confusion further along the line.

Harrison Murray commercial director Nick Salmon said: “Without an inventory it is assumed that fixtures will be left but fittings removed unless previously included in the agent’s details.

“Conflict between seller and buyer can be avoided by creating an inventory which states exactly what is included in the sale price and what will be removed, for example a garden shrub which has sentimental value.

“Having this available will help the agent smooth the way during offer negotiations.

“The general rule of thumb is that a fixture is understood to be any item that is bolted to the floor or walls and a fitting is an item that is free standing or hung by a nail or hook.”

For example:

Fixtures

- Light fittings
- Central heating boilers/ radiators
- Kitchen units
- Bathroom suites
- Plugs
- Murals
- Built-in wardrobes and cupboards

Fittings

- Carpets
- Curtains and curtain rails
- Free standing ovens, fridges and washing machines
- Lampshades
- Beds / sofas and other free standing items of furniture
- Television aerials and satellite dishes
- Paintings or mirrors that are not bolted but hung or screwed to a wall.

Nick added: “Getting the most for the price of a house often comes down to good negotiation skills, so ensure that both parties are clear which items are fixtures and which are fittings to avoid confusion later on.

“Think about which fixtures and fittings you actually need. There is no point in arguing to keep a particular curtain rail if you are just going to get rid of it later on.

“Make sure you have everything in writing and agreed – and above all be friendly, the other party is much more likely to accommodate your wishes if they like you!”

Harrison Murray is happy to assist and advise any seller in putting together an inventory list. Visit harrisonmurray.co.uk to find your nearest branch.