What Documents Do You Need When Selling a House? Selling a house is a big job. It feels exciting, but it also needs good planning. When you put your home on the market, buyers, estate agents, and solicitors all want to see certain documents. These papers prove who you are, what condition your home is in, and whether any work done on it follows safety and building rules.
If even one important document is missing, your sale can slow down or even fall apart.
This guide will help you understand every document you need, in simple, easy English, so you can sell your home without stress.
Why Documents Matter When Selling a House
When someone buys a home, they want clear, honest information. These documents:
- Build trust between buyer and seller
- Protect both sides from legal problems
- Show the condition and safety of the home
- Help buyers get a mortgage
- Speed up the selling process
Let’s look at everything you need in order.
1. Proof of Identity (ID)
You must prove who you are before selling a house.
This is required by law to prevent money laundering.
You need two types of ID:
- Photographic ID
- Passport
- Driving licence
- Proof of address
- Utility bill
- Bank statement
- Council tax bill
The estate agent or solicitor will check these when you list your home.
Without ID, the selling process cannot start.
2. Energy Performance Certificate (EPC)
An EPC shows how energy-efficient your home is.
It uses a scale from A (best) to G (worst).
You must have an EPC before selling.
It is a legal requirement since 2008.
What EPC tells buyers:
- How much energy the home uses
- Whether heating will be expensive
- Energy-saving improvements the home needs
- Possible yearly savings
You can hire a licensed energy assessor to create one.
If you don’t have a valid EPC, you may face a fine of up to £5,000.
3. Property Information Form (TA6)
The TA6 form is one of the most important documents.
You complete this after accepting an offer.
It gives buyers all key details about the home so they can decide if they want to continue.
TA6 includes information about:
- Property boundaries
- Any disputes with neighbours
- Planning permissions
- Past building work
- Connected utilities (gas, water, electricity, broadband)
- Warranties for things like roofing, windows, heating
- Insurance details
- Flooding or damage history
- Green Deal improvements
- Japanese Knotweed issues
Buyers use the TA6 to understand the house before committing.
4. Certificates for Work Done on the Property
If you made improvements or renovations, you must show certificates that prove the work was done safely and legally.
A. FENSA Certificates (Windows & Doors)
A FENSA certificate proves:
- Windows/doors follow building regulations
- The installer was qualified
- Work is recorded with the local council
Buyers always ask for this.
B. Gas Safety Certificate
This one is not legally required for selling.
BUT it is recommended because it shows your gas appliances are safe.
A Gas Safe engineer checks:
- Gas lines
- Boiler
- Gas fireplace
- Any appliances
This makes buyers feel safer.
C. Boiler Safety Certificate (Mandatory)
You cannot sell a home without a valid:
- Boiler Safety Certificate
- Building Regulations Compliance Certificate
This proves the boiler was installed correctly.
If you lost the certificate, you can request a new one from the Gas Safe Register.
D. Electrical Installation Certificate (EIC)
It is illegal to sell a home without an EIC if electrical work has been done.
You need:
- Building Regulations Compliance Certificate
- Electrical Installation Certificate (EIC)
If you don’t have these:
- Check online at NICEIC
- Ask the electrician to certify the work
- Hire a Part P electrician to re-inspect
- Get an Electrical Installation Condition Report (EICR)
5. Planning Permission Papers (If You Made Changes)
If you added an extension or made major changes, you may have needed planning permission.
Buyers want to see:
- Approval letters
- Drawings
- Completion notes
If you did work without permission, buyers may not get a mortgage.
Solution: Indemnity Insurance
If planning permission is missing, you can buy indemnity insurance, which protects the buyer from future legal action.
6. Fittings and Contents Form (TA10)
This form tells buyers what is included in the sale.
It covers items like:
- Carpets
- Curtains
- Kitchen appliances
- Boiler
- Radiators
- Garden sheds
- Wardrobes
If you mark something as “included,” you legally must leave it.
If you don’t, the buyer can take action.
7. Title Deeds
Title deeds prove you own the property.
Usually they are held by:
- Your solicitor
- Your mortgage lender
Your solicitor will pass them to the buyer’s solicitor to confirm ownership.
8. Documents Required for Leasehold Properties (TA7 Form)
If you are selling a leasehold home (like a flat/apartment), you need a TA7 form.
This form includes:
- Ground rent
- Service charges
- Building insurance
- Planned repairs
- Management company details
- Any fire safety reports
- Asbestos surveys
Buyers of leasehold homes need this information before they commit.
9. Documents for Share of Freehold
If you own a share of the freehold (common in apartments), you must provide:
- Your share certificate
- Any freehold company documents
- Meeting notes (if applicable)
This proves you legally own part of the freehold.
10. Your Mortgage Information
If you have a mortgage, your solicitor will ask for:
- Mortgage account number
- Redemption amount
- Lender details
This helps calculate how much money will be paid off during the sale.
11. Warranties and Guarantees
Buyers feel safer when you give them copies of:
- Roof warranty
- Damp-proofing guarantee
- New build warranties (like NHBC)
- Timber treatment certificates
- Boiler warranty
- Window/door guarantees
These documents strengthen your sale.
12. Buildings Insurance Details
You usually need to keep insurance active until the sale completes.
Buyers may ask for:
- Policy details
- Any past claims
- Flooding history
This helps them understand risks.
13. Property Survey Reports (Optional but Helpful)
These are not required but can help you sell faster:
- Homebuyer Report
- Structural report
- Damp & timber survey
Sharing them builds trust and speeds up negotiations.
14. Land Registry Documents
Your solicitor may download:
- Title register
- Title plan
This proves the exact size and boundary of your land.
15. Extra Helpful Documents
These are optional but useful:
- Appliance manuals
- Home renovation receipts
- Utility bill history
- Recent council tax receipts
Buyers love these because they show you took care of the home.
Conclusion: Selling a House Is Easier When Your Documents Are Ready
Selling your home doesn’t have to be stressful.
When you prepare your documents early, everything becomes faster and smoother.
Here is a quick checklist:
- Proof of ID
- EPC
- TA6 form
- TA10 form
- FENSA certificate
- Gas & boiler certificates
- Electrical certificates
- Planning permission papers
- Title deeds
- Leasehold or freehold documents
- Warranties
- Insurance
- Mortgage info
Having these ready helps:
- Buyers trust you
- Agents work faster
- Mortgages get approved
- Sales complete without delays
With the right documents, you can sell your home confidently and smoothly.
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