There is a lot to think about when selling your home, from choosing the right estate agent and setting an asking price to organising viewings and negotiating offers. One part of moving home that many people forget are the documents needed to be able to complete the sale.
To avoid delays and keep your transaction running smoothly, it is important to have all of your documents ready to hand as early as possible.
In this guide, we will take you through each of the key documents you will need when selling your home, explain what they are, and what to do if you are missing anything.
Documents needed to sell your home
Proof of Identity
Your solicitor or conveyancer is legally required to verify your identity to comply with anti-money laundering regulations. This usually means you must provide a valid passport or driving licence. You will also need a recent utility bill or bank statement as proof of address. Without this, your solicitor cannot begin working on your sale.
If you can’t provide these:
If you don’t have a valid passport or driving licence, speak to your conveyancer as soon as possible. They may accept alternative forms of ID or use an electronic verification service. For proof of address, you can usually download recent statements from your bank or utility provider.
Title Deeds
Title deeds prove that you legally own the property and have the right to sell it. Most properties in England are now registered with HM Land Registry, so your conveyancer can usually obtain a copy electronically.
Selling an unregistered property means proving ownership with original title deeds (usually going back 15+ years). Your conveyancer or solicitor will use these title deeds to prepare a “root of title.” Although you can sell without registering, the buyer will need to register it after completion..
If you are missing your Title Deeds or your property is unregistered:
In most cases, this is not an issue. Your conveyancer can download electronic copies from HM Land Registry. If the property is unregistered and the deeds are lost, you can ask your conveyancer to apply for first registration with the Land Registry. To do this, you will need to meet certain requirements. This may take extra time and could slow down your sale.
Energy Performance Certificate (EPC)
An EPC shows how energy efficient your property is, rating it from A (most efficient) to G (least efficient). It also provides recommendations on how to improve the home’s energy efficiency. You need a valid EPC before you market your property for sale and provide it to potential buyers.
How to get an EPC if you don’t have one:
You can quickly arrange a new EPC through an accredited energy assessor. They are usually fairly inexpensive and can usually be completed within a few days.
Property Information Form (TA6)
This is a standard form completed by the seller that provides detailed information about the property. It covers boundaries, disputes, utilities, planning matters, and any issues such as flooding. Buyers rely on this document to learn about the property. It is important to complete it accurately and honestly.
If you are missing your TA6:
Your conveyancer will provide the form for you to complete. If you are unsure about any answers, be honest and say you do not know. Do not guess, because wrong information could cause problems later.
Fixtures and Fittings Form (TA10)
This form lists exactly what is included in the sale of the property. For example, whether items such as carpets, curtains, light fittings, and kitchen appliances are included or will be removed after completion. Making sure this form is accurate helps avoid misunderstandings and disputes between you and your buyer later.
If you are missing this:
Like the TA6, your conveyancer will supply this form for you to complete once the sale is in progress.
Mortgage Statement
If you still have a mortgage on the property, you will need a statement from your lender showing how much is outstanding. Your conveyancer will then use this to arrange repayment of the mortgage from the sale proceeds once the transaction completes.
If you are missing your mortgage statement:
You can request an up-to-date statement directly from your lender, either online or by phone. Your conveyancer can also request a redemption statement on your behalf.
Documents needed when selling a leasehold property
Lease Agreement
The lease outlines the terms of your property ownership, including how long is left on the lease, ground rent, service charges and any restrictions. Buyers and their conveyancers will review this carefully, as it can affect the property’s value. It can also affect the buyer’s ability to get a mortgage. For example, many lenders will not mortgage a property with a lease under 80 years.
If you are thinking of selling a leasehold property, it is worth being aware of the Leasehold and Commonhold Reform Bill that is currently being discussed. These changes which include capping ground rents and making lease extensions easier and cheaper should work in your favour when it comes to selling your property.
Management Information Pack
You can usually get this pack from the freeholder or managing agent and it contains important details about the building. It should include service charges, ground rent, building insurance, planned works, and any disputes. It can take time to get this document and often involves a fee, so it’s best to ensure your conveyancer requests it early to avoid any delays.
If you don’t have your Management Information Pack:
Provide details of your managing agent or freeholder to your conveyancer as soon as your property goes on the market. Delays are common, so requesting this early is important to avoid causing delays.
Compliance and warranty paperwork
FENSA or CERTASS Certificates (for new windows/doors)
These certificates confirm that any replacement windows or doors comply with building regulations.
If you are missing these certificates:
You can check online with FENSA or CERTASS to see if a duplicate certificate is available. If not, your conveyancer will advise next steps, but may suggest indemnity insurance as a solution.
Indemnity insurance is a one-off insurance policy that protects against risks with the property. Instead of fixing the issue, it covers you financially if a problem arises later.
Boiler Service Records and Gas Safety Certificates
These documents show that your boiler and gas appliances met certain regulations when they were installed, and have been properly maintained and should therefore be safe to use. While they are not always required by law for a sale, they reassure buyers and help prevent last-minute concerns.
If you are missing this:
If you can, contact the engineer or company that did the previous services. Ask if they have records of those services. If not, your conveyancer will advise next steps.
Electrical Checks
If the electrics in your property has been updated since January 2005 you will legally need to have a ‘Part P Building Regulation Certificate’. This proves that all work taken out meets standards set out in building regulations.
If there has not been any work done you are not required by law to provide any documentation. However, it might be worth having an Electrical Installation Condition Report (EICR) to show the safety of the electrics in your property. Although not required it can reassure buyers. It can also reduce the chance of renegotiations after surveys.
If you do not have these documents:
If you do not have your ‘Part P Building Regulation Certificate’ contact the electrician who completed this work for a copy.
You can get a qualified electrician to carry out an EICR. This may be worth doing if you have an older property or you think there is a possibility that issues may arise later down the line.
Planning Permission and Building Regulations
If you have carried out any extensions or structural work on the property you are selling, you will need to provide evidence that the correct planning permissions and building regulation approvals were obtained. Missing paperwork can lead to delays or require indemnity insurance to cover the buyer in case of future issues.
If you are missing these:
Speak to your conveyancer. If these documents cannot be found, your conveyancer may recommend indemnity insurance, although this depends on the circumstances.
Party Wall Agreements (if applicable)
If you have carried out work that affected a shared wall with a neighbour, such as an extension or loft conversion, a party wall agreement may have been required. This document confirms that proper procedures were followed and that neighbours consented to the work.
If you are missing these:
Speak to your conveyancer. In some cases, indemnity insurance may be an option, but this will depend on the nature of the work and whether any disputes have arisen.
Other guarantees and warranties
If you have had any other issues with the property, such as damp or Japanese knotweed, it is always worth providing copies of any guarantees or receipts of the work that you have had completed to deal with the problem.
Having these documents prepared in advance can make a significant difference to how quickly and smoothly your sale progresses. If you are unsure about any of the documents you need to sell your home, your conveyancer will be able to guide you and help you resolve any gaps early in the process.
