legal
Fixtures and fittings
Fixtures are items attached to a property that normally stay with it on sale, such as fitted kitchen units and bathroom suites. Fittings are items that are not attached, such as curtains and free-standing furniture, which normally go with the seller unless the contract says otherwise.
In simple terms
Fixtures usually stay with the house and fittings usually go with the seller. Always check the written list, because the contract decides.
Example
A buyer assumes the washing machine and dining table are included because they were in the listing photos. The seller's list says they are not, so the buyer asks for the curtain poles to be added before exchange and has the exclusions written down.
If you're buying
HMRC's stamp duty manual says an item counts as a fixture only if it is attached to the property, and the degree and purpose of the attachment decide the question. It lists fitted kitchen units, sanitary ware, central heating and intruder alarms as typical fixtures, and carpets, curtains, free-standing furniture, white goods (unless fully integrated) and light shades as typical chattels. Do not rely on the listing photos. Ask for an itemised list of what stays, check that anything you value is named, and confirm boilers, integrated appliances and garden structures are included. Fixtures form part of the property price for stamp duty, while chattels can be valued separately only if the contract evidences a separate negotiation. Agree the list before exchange of contracts, because afterwards it is too late. (Source read 30 October 2026: HMRC Stamp Duty Land Tax Manual SDLTM04010.)
If you're selling
Walk round the property and list everything you plan to take and everything you will leave, then tell your solicitor before the contract is drawn up. Taking something the buyer expected can lead to a dispute, a price renegotiation or a delay at completion. If you want to sell furniture separately, raise it with your solicitor first so any price is documented.