Dealing With Fixtures & Fittings

One of the most frustrating aspects of buying a property can be negotiating over fixtures and fittings. Whether you are desperate to make sure you are buying the fantastic bathroom suite that had you hooked or nervous that the whole sale might collapse over who pays for the plug sockets, what may seem trivial at the start of process can be very contentious.

What Are Fixtures And Fittings?

A fixture is something that is affixed to the walls, floor or ceiling of a property. A fitting is something that is a freestanding item or something that is temporarily secured to the walls or ceiling by a screw, hook or nail etc. Here’s a list of some of the most common of each category.

Fixtures:

Light switches
Central heating – boilers and radiators
Built-in wardrobes and cupboards – where the wall forms one of the sides, meaning the furniture would be useless if removed
Kitchen units
Bathroom units and bathroom suite – bath, sink, toilet and anything else that's attached to the property
Plug sockets

Fittings:

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

Is It Worth Arguing Over?

It depends on the state of the property and the fixtures and fittings involved. If you are buying somewhere with a view to renovating then maybe not, but if you are looking to move straight into somewhere then you must be on the ball at all times.

The cost of fixtures and fittings mounts up very quickly, especially when it comes to things like furniture, white goods and central heating. If you buy a place expecting to have the boiler and radiators already fitted you could be in for a nasty shock and thousands of pounds of extra expense.

Take the time to clarify the details. It will save you possible disagreements during the process and could save you quite a bit of money.

How To Include The Fixtures And Fittings You'd Like

There is no law to dictate what should be kept or taken when a transaction takes place and misunderstandings and disputes are all-too common. The seller can take everything but they need to make it clear what they are prepared to leave.

Create An Inventory

As part of the conveyancing process, the solicitors will facilitate the creation of a detailed inventory of all fixtures and fittings, which forms part of the sales contract. When you are negotiating both parties will be able to know clearly what they are coming to an agreement over and it eradicates a lot of confusion. Likewise, once the agreement has been made, make sure it is logged and attached.

Be Realistic

A sure-fire way of missing out on the fixtures and fittings you want is to come across as aggressive or demanding. Be friendly and realistic and remember that the seller has no obligation to leave anything. Not only does being unreasonable not do you any favours when it comes to the fixtures and fittings, it could make other parts of the sale tricky too.

Do You Really Want It?

Also, get to thinking about what changes you would make to the property as quickly as possible – most sellers are happy to let you go back in to measure up while the process is unfolding so that you don’t end up wrangling, and potentially jeopardising the whole sale, over something you will chuck out anyway.

Be Fair

You might not end up with everything you want, and sometimes that can mean the difference between the sale going through or not, but if you are organised, up front and fair, a potentially tricky part of the sale can go off without a hitch.