What Documents do I Need to Sell My Home?

Missing one piece of paperwork can hold up your entire house sale for weeks.

And yet most sellers don’t find out what they need until their solicitor starts chasing them for it.

This guide covers every document you’ll need to sell a house in England and Wales in 2026, including the new TA6 6th edition form that became mandatory in March 2026, what to do if documents are missing, and how to avoid the delays that cause buyers to walk away.

The Complete Document Checklist

Here’s everything you’ll need, broken into three stages: before you list, once you’ve accepted an offer, and documents for special circumstances.

Not all of these will apply to every sale. But if they do apply and you don’t have them, things will slow down.

Documents You Need Before You List

1. Proof of Identity

Under the Money Laundering Regulations 2017, your estate agent, solicitor, and mortgage lender must all verify your identity before they can act for you.

You’ll need:

• Photo ID – a valid UK passport or driving licence
• Proof of address – a utility bill, bank statement, or council tax bill dated within the last three months

Every person named on the title must provide their own ID. Selling jointly with a partner? You’ll both need to produce documents separately.

This sounds simple, but an expired passport or a proof-of-address letter that’s four months old can create unnecessary hold-ups right at the start.

2. Title Deeds and Title Register

Your title deeds prove you own the property.

The good news: if your property is registered with HM Land Registry (and most properties in England and Wales are), your solicitor can download the title register and title plan digitally. Each document costs £7.

If you have a mortgage, your lender may hold the original paper deeds. Let your solicitor know early so they can request them.

What if your title deeds are lost?

Don’t panic. For registered properties, the digital register at HM Land Registry is what matters, not the original paper bundle.

If you need copies of specific documents filed with the Land Registry (like a transfer deed or conveyance), you can request them for £11 per document.

For unregistered properties where the deeds are genuinely lost, your solicitor can apply to the Land Registry for first registration with a possessory title. This takes longer and may require title indemnity insurance, but it doesn’t have to stop the sale.

3. Energy Performance Certificate (EPC)

This is the one document you must have before your property can be marketed.

It is illegal to list a property for sale in England and Wales without a valid EPC. Your estate agent cannot advertise it on Rightmove, Zoopla, or anywhere else until one is in place.

An EPC rates your home’s energy efficiency from A (most efficient) to G (least efficient). It costs between £60 and £120 depending on the property size and location, and it’s valid for 10 years.

If you already have a valid EPC on the register, you don’t need a new one. But if you’ve made significant energy efficiency improvements (new boiler, insulation, double glazing), it’s worth getting a fresh assessment. A better rating could make your home more attractive to buyers.

Documents Your Solicitor Will Need After You Accept an Offer

Once you’ve shaken hands on a price (or more accurately, your estate agent has passed on the good news), the real paperwork begins.

Your solicitor will send you several forms to complete. How quickly you return them directly affects how fast the sale progresses.

4. TA6 Property Information Form

The TA6 is the big one.

This is the form where you disclose everything the buyer needs to know about your property. It’s sent to the buyer’s solicitor as part of the draft contract pack, and the information you provide is legally binding.

The Law Society updated the TA6 to its 6th edition, which became mandatory for all new transactions from 30 March 2026. If your solicitor was instructed on or after that date, they must use the new version.

What does the TA6 cover?

The 6th edition has 15 sections (10 fewer than the previous edition). It covers:

• Boundaries – who owns which fences, walls, and hedges
• Disputes and complaints – any past or ongoing issues with neighbours or other parties
• Notices – anything from the council or other authorities affecting the property
• Alterations, planning, and building work – extensions, conversions, structural changes
• Guarantees and warranties – for new windows, roofing, damp-proofing, electrical work
• Insurance – any past claims or refusals
• Environmental matters – flooding history, Japanese knotweed, radon, contaminated land
• Rights and informal arrangements – shared driveways, footpaths, easements
• Utilities and services – how the property receives gas, electricity, water, drainage, broadband
• Occupiers – who currently lives at the property

What’s changed in the 6th edition?

The new form is shorter but asks some additional questions relevant to modern homes, including whether the property has EV charging points or heat pumps.

Questions are now more frequently framed using “are you aware” wording, which is more realistic for sellers who may not know the full history of older properties. It also permits “not known” responses in more scenarios.

Notably, the 6th edition removes the EPC section entirely, since that information is dealt with separately at the marketing stage.

5. TA10 Fittings and Contents Form

The TA10 is the form where you specify exactly what’s included in the sale and what you’re taking with you.

It covers 11 categories:

• Basic fittings – boiler, radiators, light switches, sockets, doorbell, alarm
• Kitchen – hob, oven, extractor, appliances
• Bathroom – bath, shower, taps, towel rails, mirrors
• Carpets and floor coverings
• Curtains and blinds
• Light fittings
• Fitted units – wardrobes, shelving, cupboards
• Outdoor items – garden furniture, sheds, plants, water butts
• Television and phone – aerials, satellite dishes, broadband hardware

For each item, you tick “included”, “excluded”, or “not applicable”.

This might seem trivial, but disputes over fittings and contents are one of the most common causes of last-minute friction between buyers and sellers. If the buyer is expecting the dishwasher to stay and you’ve taken it with you, that’s a problem.

Be specific. If you’ve agreed verbally to leave the curtains, put it on the TA10.

6. Mortgage Redemption Statement

If you have a mortgage on the property, your solicitor needs to know exactly how much you owe so they can arrange repayment on completion.

Request a redemption statement from your lender. This shows:

• Your outstanding mortgage balance
• Any early repayment charges (ERCs)
• The daily interest rate (so the figure can be calculated to the exact completion date)
• Any exit fees

Most lenders provide this free of charge. It usually takes 5 to 10 working days to arrive, so request it promptly.

Certificates and Compliance Documents

If you’ve had any work done to the property, you’ll need evidence that it was done properly and signed off.

This is where many sales slow down. Sellers assume the work was compliant because they paid a professional to do it. But “a professional did it” and “a professional filed the certificates” are two different things.

7. Building Regulations Completion Certificates

Any structural work to your property should have been signed off by your local authority’s building control department. This includes:

• Extensions and conversions (loft, garage, basement)
• Removal or alteration of load-bearing walls
• New or replacement heating systems (including boilers)
• Electrical work in kitchens and bathrooms
• New drainage or plumbing

The buyer’s solicitor will ask for completion certificates for all notifiable work. If you can’t produce them, it raises a red flag.

What if you don’t have them?

If the work was done years ago and you can’t find the certificate, you have two options:

1. Apply to your local authority for a regularisation certificate. This involves a building control officer inspecting the work and confirming it meets regulations. It typically costs £300 to £400 and can take several weeks
2. Take out indemnity insurance. This is a one-off policy that protects the buyer (and future owners) if the local authority ever takes enforcement action. It typically costs £50 to £300 and can be arranged in a day. Your solicitor handles this

Indemnity insurance is the faster option, but it only covers the risk. It doesn’t confirm the work is actually safe or compliant.

8. FENSA Certificate (Windows and Doors)

If any windows or external doors were replaced after 1 April 2002, you need to provide either:

• A FENSA certificate (issued by a FENSA-registered installer), or
• A building regulations completion certificate from your local authority

FENSA is a government-authorised scheme that allows registered installers to self-certify their work complies with building regulations. The certificate is registered against the property, not the owner, so it should transfer with the house.

If you’ve lost your copy, you can order a replacement from FENSA for £25.

If the installer wasn’t FENSA-registered and no building control sign-off was obtained, you’ll need to either apply for a retrospective building regulations certificate (around £300 to £400 from your local authority) or arrange indemnity insurance.

9. Gas Safe Certificate

If a gas boiler, cooker, or fire was installed or replaced, you should have a Gas Safe certificate confirming the work was done by a registered engineer.

While not technically a legal requirement for selling, the buyer’s solicitor will ask for it, and not having one can cause delays or trigger concerns about safety.

You can check whether your engineer was registered at the time of installation via the Gas Safe Register.

10. Electrical Safety Certificate

For any significant electrical work (new circuits, consumer unit upgrades, rewiring), you should have a certificate from a registered electrician, typically through a scheme like NICEIC, NAPIT, or ELECSA.

Like FENSA, these are competent-person schemes that allow registered electricians to self-certify compliance with building regulations.

11. Planning Permission Documents

If you’ve extended the property, converted a loft, or made other changes that required planning permission, keep the approval documents.

Even if the work was done under permitted development rights (meaning no formal planning application was needed), it’s worth having a lawful development certificate from your local council confirming this. It provides certainty for the buyer.

You can check planning history for your property on your local council’s planning portal.

12. Guarantees and Warranties

Dig out any guarantees or warranties for work done to the property. Common ones include:

• Damp-proofing guarantees (often 20 to 30 years)
• Roofing guarantees (typically 10 to 20 years)
• NHBC or similar new-build warranty (usually 10 years)
• Boiler warranty
• Timber treatment guarantees
• Double glazing guarantees

These are transferable to the buyer. They’re not always essential to complete the sale, but they add value and reassurance.

Material Information: What Your Estate Agent Must Disclose

Since 6 April 2025, the Digital Markets, Competition and Consumers Act 2024 (DMCCA) has replaced the old Consumer Protection from Unfair Trading Regulations 2008.

Under the DMCCA, estate agents must not omit or obscure material information that a buyer would need to make an informed decision, including whether to arrange a viewing in the first place.

This means your estate agent may ask you for certain information before they list the property, including:

• Council tax band
• Tenure (freehold or leasehold)
• Lease length remaining (if leasehold)
• Service charges and ground rent (if applicable)
• Known issues affecting the property (flooding, subsidence, Japanese knotweed)
• Restrictive covenants or rights of way

The DMCCA doesn’t prescribe an exact list of what counts as “material information” for property, as it varies by transaction. In October 2025, the Ministry of Housing, Communities and Local Government (MHCLG) launched a consultation on how government guidance could support agents with this requirement. No sector-specific statutory guidance has been published yet.

In practice, providing this information upfront helps avoid nasty surprises later in the process. If a buyer discovers a material fact after they’ve instructed a solicitor and paid for a survey, trust breaks down fast.

Leasehold-Specific Documents

If you’re selling a leasehold flat or house, you’ll need everything listed above plus several additional documents.

13. Copy of the Lease

The buyer’s solicitor will need a copy of the full lease. If you don’t have one, it can be obtained from HM Land Registry for £11.

Key details the buyer will want to know:

• Remaining lease term – anything under 80 years can make the property harder to mortgage
• Ground rent – how much and when it’s payable, and whether it escalates
• Service charges – annual costs and what they cover
• Restrictions – pets, subletting, alterations

14. TA7 Leasehold Information Form

The TA7 is the leasehold equivalent of the TA6. It covers details specific to leasehold ownership, including ground rent, service charges, management company details, planned major works, and any disputes with the freeholder or managing agent.

The TA7 was also updated (5th edition) alongside the TA6, with the same mandatory date of 30 March 2026.

15. Management Information Pack (LPE1)

Your solicitor will need a management pack from your freeholder or managing agent. This includes the LPE1 form (Leasehold Property Enquiries), which provides the buyer’s solicitor with key information about the building and the lease.

The pack typically covers:

• Current service charges and ground rent
• Buildings insurance details
• Planned or recent major works
• Sinking fund balance
• Any arrears on the property
• Contact details for the managing agent

Cost: £200 to £500 plus VAT, though some managing agents charge significantly more. There is currently no statutory cap on this fee, although the Leasehold and Freehold Reform Act 2024 includes provisions that could introduce fee caps once the relevant secondary legislation is in force.

Turnaround: typically 4 to 8 weeks.

Documents for Special Circumstances

Selling an Inherited Property (Probate)

If you’re selling a property you’ve inherited, you’ll need:

• Grant of Probate (if there’s a will) or Letters of Administration (if there’s no will)
• Death certificate (original or certified copy)
• The will (if applicable)
• Standard identity documents for the executor or administrator

You can market the property and accept offers before probate is granted, but you cannot exchange contracts or complete until the Grant of Probate has been issued by the Probate Registry.

In 2026, the Probate Registry is typically taking 12 to 20 weeks to process applications after submission. Factor this into your timeline.

Selling With Power of Attorney

If you’re selling on someone else’s behalf (for example, an elderly parent), you’ll need:

• A registered Lasting Power of Attorney (LPA) for property and financial affairs, or
• A registered Enduring Power of Attorney (EPA) created before 1 October 2007

The power of attorney must be registered with the Office of the Public Guardian before it can be used. An unregistered LPA has no legal effect.

Your solicitor will need the original or a certified copy of the registered document. Land Registry will also require an ID1 form to be completed and witnessed by a solicitor who is independent of the transaction.

Selling a Property With Tenants

If the property has sitting tenants, you’ll need:

• Copy of the current tenancy agreement
• Deposit protection certificate and prescribed information
• Up-to-date Gas Safety Certificate
• Valid EPC
• EICR (Electrical Installation Condition Report)
• Proof that the How to Rent guide was provided to the tenant
• Details of any rent arrears or ongoing disputes

The buyer’s solicitor will scrutinise these documents carefully, particularly if the buyer intends to take on the tenancy.

Selling a Property With Shared Ownership

If you’re a shared owner, the process is more complex. You’ll typically need:

• A copy of the shared ownership lease
• Written confirmation of the housing association’s requirements for resale (many have nomination periods or right of first refusal)
• Details of your current share and any staircasing payments made

Your housing association will have its own resale process. Start by contacting them before you do anything else.

What Happens If Documents Are Missing?

Missing documents rarely stop a sale entirely, but they slow things down. And slow sales are vulnerable sales.

Here’s what typically happens:

The key lesson: check what you have before you list, not after you accept an offer.

Spend an afternoon going through your paperwork. Check for every piece of work ever done to the property. Dig out every certificate, guarantee, and receipt you can find. The more you have ready from day one, the less your solicitor has to chase.

How to Organise Your Documents: A Practical Approach

Here’s what I’d recommend:

1. Create a physical folder and a digital backup. Scan everything and save it in one place. If a document goes missing, you have a copy. If your solicitor needs something at 9pm on a Friday, you can email it.
2. Check your EPC first. Go to the EPC register and search your postcode. If your certificate is valid and less than 10 years old, you’re sorted. If not, book an assessment before doing anything else.
3. Download your title register. Go to the HM Land Registry search and check your property is registered. Download the title register (£7) and check the details are correct, especially the names and address.
4. Walk through your property room by room. Note every alteration: replaced windows, new boiler, rewired electrics, extension, converted loft, knocked-through wall. For each one, find the corresponding certificate.
5. Contact your mortgage lender. If you have a mortgage, request a redemption statement so you know exactly what you owe and whether any early repayment charges apply.
6. If leasehold, order the management pack immediately. Don’t wait for an offer. The 4 to 8 week turnaround means this needs to be in motion from day one.

Selling to a Cash Buyer: What Changes?

If you sell to a cash house buyer rather than through an estate agent, the core documents remain the same, but the process is significantly simpler and faster.

At Property Rescue, here’s how it works: you give us a quick call, which takes about 10 minutes, and we’ll have an indicative offer back to you within 24 hours. We then send an independent valuation firm to the property and check with a couple of local agents. In 95% of cases, our formal post-survey offer is exactly the same as the initial indicative offer. Only around 5% of the time does the survey reveal something that requires an adjustment. The whole valuation process takes about five working days, and from there we can exchange in as little as 48 hours.

You’ll still need your ID, title documents, and the TA6 and TA10 forms. But there are some things you won’t need:

• No EPC required. We don’t need an EPC to make an offer or complete the purchase. We commission our own assessments.
• No management pack delays. We have experience dealing with managing agents directly and can often expedite the process.
• No chain. There’s no buyer further up the line who can pull out, so the sale doesn’t collapse because someone else’s mortgage fell through.

We also cover your legal fees when you use our recommended solicitor, an independent, established firm. They already know our process, which speeds things up further.

The trade-off is price. We typically offer 75% to 85% of open market value. If you have time and your property is in good condition, you’ll get more selling traditionally. But if speed, certainty, or avoiding the stress of a drawn-out sale matters more, the paperwork burden drops considerably.

Frequently Asked Questions

Do I need a solicitor to sell my house?

Technically, there’s no legal requirement to use a solicitor, but in practice, yes, you do. The buyer’s mortgage lender will require a solicitor on both sides. Even cash buyers use solicitors to transfer the legal title. The conveyancing process involves contracts, Land Registry formalities, and funds transfers that require a qualified professional.

Can I sell my house without an EPC?

No. You cannot legally market a property for sale in England and Wales without a valid Energy Performance Certificate. Your estate agent is not permitted to list the property without one. The only exception is listed buildings, which are exempt.

How long does it take to gather all the paperwork?

If your documents are in order, you can have everything ready within 1 to 2 weeks. If you need a new EPC, allow a few days for the assessment plus the certificate being lodged on the register. If you’re selling a leasehold property, the management pack can take 4 to 8 weeks, which is often the longest wait.

What is indemnity insurance and when do I need it?

Indemnity insurance is a one-off insurance policy that protects the buyer (and future owners) against the risk of a specific legal issue, such as a missing building regulations certificate. It typically costs £50 to £300 and can be arranged within 24 hours. It’s a pragmatic solution when the original documents can’t be found, but it doesn’t confirm the work was actually compliant.

Do I need planning permission documents for a conservatory?

If the conservatory was built under permitted development rights, you won’t have a planning permission document. But you should have a building regulations completion certificate (unless it met the exemption criteria). A lawful development certificate from your local council confirms the work was permitted development and gives the buyer peace of mind.

What documents do I need if I’m selling a house I inherited?

You’ll need all the standard selling documents plus a Grant of Probate (or Letters of Administration if there was no will), the original death certificate, and the will itself. You cannot exchange contracts until the Grant has been issued. You can, however, list the property, accept offers, and prepare the paperwork while probate is being processed.

Can my buyer pull out because of missing paperwork?

Yes. Until exchange of contracts, either party can pull out for any reason at any time, and they don’t have to give one. Missing paperwork gives buyers thinking time, and thinking time leads to cold feet. The faster you provide complete documentation, the less opportunity there is for doubt to creep in.

Conclusion

Selling a home involves more paperwork than most people expect. But none of it is difficult. It just takes organisation.

Get your EPC sorted before you list. Download your title register. Walk through the property and match every improvement to a certificate. If you’re leasehold, order the management pack on day one.

The sellers who complete quickly are the ones who have their documents ready before the solicitor asks for them, not after.

If you’d rather avoid the paperwork mountain altogether, get a free cash offer from Property Rescue. We handle the heavy lifting. No chain. No fees. No risk.

Call 020 8634 0224 for a no-obligation chat.