Negotiating the extras
The value of fixtures and fittings can really add up so it's worth negotiating. And never take it for granted that the fixtures and fittings are included in the sale price - always ask. If there's something you'd like to stay, then ask - but try not to make it sound like a demand on which the deal will hinge!

Without a specific inventory, the sale contract implies that fixtures will be left behind but that fittings may be removed.

Fixtures are usually defined as 'items not removable', usually because they are part of the house structure. Fittings are defined as 'items removable' and are up for negotiation. These normally include things like the cooker, the fridge-freezer and the washing machine.

Debatable items include curtain rails, fitted bookshelves, and bathroom fittings. Plants in the garden are legally part of the fixtures and fittings, so what you're taking must be agreed in advance.

When negotiating separate items, consider their original cost, any wear and tear and their replacement cost. Make sure the price agreed is conveyed to your solicitor and confirmed in writing.

Be prepared to compromise, especially if the negotiations start to cause friction. You don't want to jeopardise the sale for the sake of a fitted carpet.

For professional advice see Stamp Taxes, Inland Revenue and the National Association of Estate Agents (NAEA).