The main reference is the formal sale agreement. The Estate Agents Authority states that furniture and fixtures included in the sale price should be listed in that agreement. The formal agreement also incorporates the basic terms agreed between the parties, so the relevant provisional wording should be checked as well.
Start with the exact agreement wording
Locate the provision identifying furniture or fixtures included in the sale. For each item, record:
- The description used in the agreement
- The clause or page where it appears
- Any relevant wording carried over from the provisional agreement
- Whether the description is clear enough to recognise the item during handover
The check should follow what the agreement actually says rather than an assumption based on what was present before the sale.
Compare the provisional and formal terms
The formal agreement incorporates the basic terms agreed between the parties. Relevant item descriptions should therefore be compared across both documents.
Any changed, conflicting or unclear wording can be marked for confirmation. A difference does not automatically establish that the agreement is defective; it simply means the written terms should not be replaced by memory or assumption.
Use the agreement as the handover checklist
A practical check can separate the written record from the physical inspection:
| Check | What to record |
|---|---|
| Furniture or fixture described as included | Exact agreement wording |
| Location of the description | Clause or page reference |
| Provisional wording | Matching, different or unidentifiable wording |
| Item at handover | Present, missing, moved or in a different condition |
| Unresolved point | Ambiguous description or difference requiring confirmation |
These are recordkeeping steps, not additional requirements stated in the cited guidance.
What the seller must still confirm
The cited material does not prescribe a universal handover checklist or explain the legal consequences of a missing or disputed item. The seller still needs to confirm that:
- Every intended included item is identifiable in the written agreement.
- The handover condition corresponds to the agreed description.
- Any ambiguity or difference between the documents is raised for confirmation.
- No unlisted item is assumed to be included.
- No particular remedy is assumed for an unresolved discrepancy.