September 22, 2024
Selling a home can be daunting. There are many moving parts, from preparing the property for sale to negotiating with prospective buyers, to the legalities of the sale transaction.
Much of the administrative burden though, can be simplified by having the right documentation to hand when you begin the process. Engaging an estate agent like Simon Blyth, who will assist you in navigating the paperwork involved in the selling process, can relieve some of that pressure.
This post will give you an overview of the type of documentation you will likely need to sell your property.
Essential Documents for Listing Your Property
The first step is to list your property for sale. Once it has been prepared and staged, your estate agent will be able to value the property and discuss a pricing strategy. To list the property for sale though, there is some documentation you need to provide, such as:
Proof of Identity
Providing ID establishes that you are who you say you are, and that your identity matches that on the title deeds (ie. that you own the property).
Typical proof of identity documents include a passport or a driving licence.
Title Deeds
Title deeds are: “paper documents showing the chain of ownership for land and property,” according to the HM Land Registry.
They confirm legal ownership of the property. The legal owner (ie. you) is listed in the title deeds. These are usually stored digitally by HM Land Registry, which you can search here, and order an official copy of the register here. Alternatively, you may already hold a paper copy of the title deeds, or either your mortgage lender or the solicitor you used when you purchased the property may be able to help.
Energy Performance Certificate (EPC)
An EPC, or Energy Performance Certificate, is a legal document that tells you how energy-efficient a property is.
An EPC gives the property a rating from A (best) to G (worst). It gives potential buyers valuable information about the property’s energy use and typical energy costs, as well as steps to save money by improving the property’s energy efficiency.
As EPCs are valid for 10 years, you may be able to use the existing EPC. You can check whether your property has a valid EPC here. If your property does not have a valid EPC, you need to pay for an EPC from an accredited assessor. A good estate agent, like Simon Blyth, will be able to help arrange this.
Documents Needed During the Sales Process
Once you have negotiated and accepted an offer from a buyer, you are moving into the sales process. During the sale, you will need additional documentation, including:
Property Information Form (TA6)
A TA6 form is a legal document that gives the buyer important information about your property. The form contains detailed questions on 14 areas:
- Boundaries
The location and ownership of all property boundaries. This includes questions about who is responsible for maintaining boundaries such as hedges, fences, and walls. - Disputes and complaints
Existing disputes or complaints, or anything that could lead to a dispute in the future, such as disagreements with neighbours. - Notices and Proposals
Any notices or proposals that may affect the property, such as proposed changes to the use of land or buildings nearby. - Alterations, planning and building control
Information about any alterations or changes that have been made to the property, including establishing that the proper consents and approvals were in place. - Guarantees and warranties
Any guarantees or warranties that relate to the property, such as new home warranties if the property is less than ten years old, and guarantees for any works completed. - Insurance
Information about any insurance taken out on the property, including details of any claims. - Environmental matters
Environmental matters that affect the property, such as whether the property has been flooded, and what type of flooding it was affected by. - Rights and informal arrangements
Rights and arrangements may relate to access or shared use, and may have been created formally (using a deed) or informally (in a verbal agreement), and can also include public rights of way. - Parking
Information about the parking arrangements at the property, including any permits or licences required to park a car at the property. - Other charges
Other charges affecting the property may include payments to a management company. - Occupiers
Information relating to any occupiers who are currently living at the property and may continue to remain in occupation on completion, such as rental tenants, or whether you are selling the property with vacant possession. - Services
Services supplied to the property, such as information about electricity, central heating, and drainage systems. - Connection to utilities and services
Providing details of current utilities suppliers, and the locations of any meters. - Transaction information
Any information that may affect the sale of the property, but is not related to the property itself, such as requirements about moving dates, and whether a seller is simultaneously purchasing another property.
Though the seller must complete the TA6 form themselves, your solicitor may be able to provide you with some guidance.
Fixtures and Fittings Form (TA10)
A TA10 form is a legal document that gives the buyer important information about which fixtures and fittings are included in and excluded from the property sale price.
Fixtures are features and items that are fixed in place, such as a boiler or a fitted kitchen. Most fixtures are included in the sale unless otherwise agreed and indicated on the TA10 form.
Fittings are not permanently fixed in place, and include items such as furniture, or curtains. Most fittings are not included in the sale unless agreed and indicated on the TA10 form. In this case, the seller may negotiate a separate price to leave the fitting in place.
As you fill in the form, you have the option to select whether the item is:
- Included: The item is included in the sale
- Excluded: The item is excluded from the sale
- None: There is no such item at the property
Where items are excluded from the sale, you also have the option to enter an offer price which the buyer can choose to accept or decline.
The TA10 form goes into detail on each fixture and fitting in eleven areas:
- Basic fittings (including items such as boiler or immersion heater, radiators or wall heaters, night-storage heaters, free-standing heaters, gas and electric fires with surrounds, light switches, roof insulation, window fittings and shutters or grilles, internal and external door fittings, doorbells or chimes, electric sockets, and burglar alarms)
- Kitchen (including items such as hob, extractor hood, oven or grill, cooker, microwave, refrigerator, freezer, or fridge-freezer, dishwasher, washing machine, and tumble-dryer, and whether each item is fitted or freestanding)
- Bathroom (including items such as bath and shower fittings, shower curtains, bathroom cabinets and mirrors, taps, towel rails, soap and toothbrush holders, and toilet roll holders)
- Carpets (room by room)
- Curtains and curtain rails (Both curtain rails/poles/pelmets, and curtains/blinds, room-by-room)
- Light fittings (Room-by-room. Light fittings removed by the seller should be replaced with a ceiling rose, a flex, bulb holder and bulb and left in a safe condition)
- Fitted units (fitted cupboards, fitted shelves, and fitted wardrobes room-by-room)
- Outdoor area (including items such as garden furniture and ornaments, plants like trees and shrubs, barbecues, dustbins, garden sheds and greenhouses, outdoor heaters and lights, water butts, and clothes or rotary lines)
Television and telephone (including any telephone receivers, television aerial, radio aerial, satellite dish) - Stock of fuel (such as oil, wood or LPG)
- Other items
- Leasehold or Freehold Documentation
Leasehold properties may also require additional documents, including the lease agreement and management information.
Legal and Financial Documents
In addition to the documents you need to provide during the sales process, there are also several legal and financial documents involved in selling a property, including:
Mortgage Details
If you currently have a mortgage on the property, you will need to provide up-to-date mortgage statements or redemption figures. These show how much is left to pay on your mortgage. If you do not have access to these documents, your mortgage lender should be able to provide you with copies.
Planning Permissions and Building Regulations Certificates
Planning permission is required for most new buildings, major changes to existing buildings, and changing the use of a building. It must be sought and agreed with the local planning authority (LPA), which is part of your local council.
If you have made any extensions or alterations to the property, you must have copies of secured planning permissions, certificates of lawfulness, and building regulations certificates. This shows buyers that the alterations were made lawfully and safely.
FENSA Certificates and Guarantees
A FENSA (Fenestration Self-Assessment Scheme) certificate is required for properties with replacement windows and doors. It shows that the installer who fitted them has complied with Building Regulations and registered the installation(s) with the Local Council.
As with planning permission, it gives buyers a guarantee that alterations were made lawfully and safely.
Other works that may require a guarantee or warranty include damp proofing, roofing, and boiler installations.
Preparing for Exchange and Completion
Finally, you will require documentation to exchange and complete the sale of your property. These documents will be prepared and provided by your solicitor:
Draft Contract
The draft contract is the preliminary agreement drawn up by your solicitor in preparation for the sale. The contract becomes legally binding at the exchange of contracts.
The draft contract includes all the information about the property sale, including the sale price and deposit amount, details of the property and title deed, and the property covenant.
Transfer of Ownership (TR1 Form)
Transfer of Ownership, or TR1, is a form from HM Land Registry which transfers the whole ownership of a property in one or more registered titles from the seller to the buyer.
Completion Statement
A completion statement breaks down details of the final costs and payments involved in a property sale. This includes the sale price, solicitor fees, and any outstanding mortgage balance.
Working with Your Estate Agent and Solicitor
It is important to work closely with your estate agent and solicitor to process documents and paperwork as smoothly and quickly as possible.
How Simon Blyth Can Help
Simon Blyth Estate Agents guide sellers through the document preparation process, ensuring nothing is missed. You’ll be provided with a dedicated personal contact who deals with the full sale process, keeping you regularly updated and offering support and advice when needed.
Choosing the Right Solicitor
It is important to select a solicitor who specialises in property transactions. The solicitor will be able to liaise with your estate agent and mortgage lender. Your estate agent may be able to recommend a solicitor they have worked well with in the past.
Conclusion
You need a lot of documents to sell your home.
From the initial personal identification, title deeds, and EPC certificate, to forms TA6 and TA10 (to break down the details of property information and fixtures and fittings), and your mortgage details, planning certificates and other guarantees, right through to the draft contract, transfer of ownership form, and completion statement.
It is important to stay organised with your documentation and to use an estate agent who will walk you through every step of the journey. Get in touch for a consultation and personalised advice about selling your property.