How to prepare your house for sale

Preparing your house for sale means two things: getting it on the market with the right estate agent, and gathering the paperwork your solicitor will need to answer buyer enquiries. Doing both early is the single biggest thing you can do to keep your sale on track. Here’s what to do, and what to collect, to help you move through the sale process as quickly and smoothly as possible.

Author: Andrew Tress, Consultant Solicitor | Last updated: 24^th August 2026 | Read time: 10 minutes

Key takeaways 

• Preparing your house for sale means two jobs: finding the right estate agent, and gathering the paperwork your solicitor will need.
• You’ll need three standard Law Society forms: the Property Information Form (TA6), the Fittings and Contents Form (TA10), and, if applicable, the Leasehold Information Form (TA7).
• Gather planning permission, listed building consent, and building regulation certificates for any work done in the last 20 years, including extensions, loft conversions and boiler replacements.
• If you can’t find a certificate for work you know took place, speak to your solicitor before contacting the local council. Indemnity insurance may be the right route, but it can be invalidated by contacting the council directly.
• Starting your paperwork before you have a buyer is the single most effective way to avoid delays once an offer comes in.

The short answer

To prepare your house for sale in England and Wales, find an estate agent you trust to market the property, then instruct your conveyancer early so you can start gathering paperwork before an offer comes in. They will need three Law Society forms (the TA6, TA10, and TA7 if leasehold), plus your title plan, planning permission and building regulation certificates for any work carried out, guarantees for relevant work, and details of any private drainage or access arrangements.

The more complete your preparation is before a buyer is found, the fewer delays you’ll hit once you have one.

Getting your property on the market

The first thing to think about is getting the property on the market. For that, you will need a good estate agent. It’s important to find an estate agent you’re comfortable with and who knows the local market. They can guide you through the process and help with tips to showcase your property for maximum appeal. They might even have potential buyers on their books looking for a property just like yours.

Once photographs and viewings are underway, you will more than likely become all too accustomed with the hoover and the idea of keeping your home in an unrealistic state of cleanliness for a little while! It’s a temporary trade-off for a smoother sale.

The paperwork: three Law Society forms you’ll need

The other step to prepare your home for sale is gathering the paperwork. Unfortunately, there’s no avoiding it; there is a lot of paperwork involved. However, the more information you can provide to your solicitor at the outset, the better chance you have of a smooth sale process.

You might think that it’s premature to instruct a solicitor before a sale has been agreed, but it’s better to be prepared in advance, rather than scrambling around trying to find someone to assist after an offer has come in. Or – worse – receiving an offer only to find that there is a clear problem with the paperwork or title that needs to be resolved before you can sell to anyone.

Here’s a breakdown of the forms and other paperwork you should be thinking about at this stage:

Property Information Form (TA6)

The TA6 is a standard questionnaire covering the main questions a buyer is likely to ask. It covers boundaries, disputes, alterations, utilities, and more. Your solicitor will give you the latest edition to work through.

It’s a lengthy form, but treat the questions as a prompt list. As you go through it, you can start pulling together the supporting paperwork your solicitor will need alongside it. Some common additional considerations include:

Title and boundary documents

Look at your garden and think about which walls, fences, and hedges you have, and who has maintained or repaired them during your ownership. There are plenty of boundary myths (“you own the left-hand side”, “check the fence panel slats”), but the truth is that most titles are silent on boundary ownership. How boundaries have actually been maintained in practice often matters more than any assumption.

Review your title plan, too. Your solicitor can supply a copy, or you can obtain one directly online. Check it shows the full extent of the land you’re selling, and look for any discrepancies between the plan and the situation on the ground. Sometimes an additional parcel of land is held under a separate title and needs to be included in the sale, so it’s worth flushing out early.

Planning permission and building regulations

Locate plans, planning permissions, listed building consents, and building regulation approvals for any alterations or improvements, including:

• Extensions
• Loft conversions
• Removal of internal walls
• Replacement windows or doors
• A new conservatory
• Boiler replacement
• Electrical alterations, such as a new consumer unit

As a general rule, try to gather paperwork for any work carried out in the last 20 years. Your local council’s planning portal will often confirm whether permissions and certificates are in place, or you can contact your original installer or engineer for a duplicate.

Guarantees and warranties

You might find that some work you have carried out came with a guarantee or warranty. This often applies to new windows, damp proofing work, timber treatment, new boilers and electrics, and sometimes internal appliances. If there is a warranty or guarantee available, send a copy of it to your solicitor.

Private access and drainage documents

It’s impossible to cover every relevant consideration in one article, but two further items are worth checking even if they don’t apply to most sellers.

Private accessways. If access to your property is via a private or unadopted road, your buyer will need to understand how this works in practice and how it has been maintained historically. Your solicitor may need to apply for a management pack, or at least contact the party responsible for maintenance. So, you should locate your most recent correspondence with them and, where applicable, any service or estate charge demands.

Private drainage. If your property is not connected to mains drainage and instead drains to a septic tank or sewage treatment plant, you may wish to arrange for a local drainage company to inspect the system and check it complies with the ‘General Binding Rules’. Non-compliant systems can delay a sale, and most buyers will want to know whether it is compliant prior to exchange. So, it’s a good idea to get that question resolved as soon as possible.

Fittings and Contents Form (TA10) 

The TA10 sets out what’s included in the sale, what you’re taking with you, and what doesn’t exist at the property. There’s space to price any items you’re willing to leave behind, and any agreed figures can be added to the contract later.

This form matters less at the outset than the TA6, since some items may only get agreed once a buyer is found. It’s still worth a first read-through early on.

Leasehold Information Form (TA7) 

If your property is leasehold, you’ll also need the TA7. Much of this comes from the management pack your solicitor requests from your landlord or managing agent.

If you own a share of the freehold and don’t use managing agents, contact whoever handles day-to-day management of the building early. They’ll need to help you complete the form.

What slows a sale down

Some of these scenarios are unavoidable, but getting your paperwork in order early can help.

Missing certificates: A buyer’s solicitor raises an enquiry about an extension or loft conversion with no paperwork to answer it. Resolving this after an offer is in can hold up exchange for weeks.

Incomplete forms: Rushed or partial answers on the TA6 often generate follow-up enquiries, and each round of questions adds time to your transaction.

Unresolved boundary or title issues: Discrepancies between the title plan and the property on the ground need sorting before contracts can be exchanged.

Non-compliant drainage: A septic tank or treatment plant that hasn’t been checked against the General Binding Rules is a common late-stage hold-up.

What helps a smoother sale

Start before you have a buyer: Preparing paperwork while your property is still going on the market means your solicitor can review it early and pre-empt the most likely enquiries.

Give your solicitor everything, even if unsure: If you’re not sure whether something is relevant, share it anyway. Your solicitor can judge what’s needed, and this helps ensure nothing is missed.

Speak to your solicitor before contacting the council: Where a certificate is missing, get advice first. Indemnity insurance may be the right route, but contacting the council can close that option off.

Keep a single folder: Whether physical or digital, one folder for guarantees, permissions, and correspondence saves time when your solicitor asks for supporting evidence.

When to speak to a solicitor

The best time to instruct a conveyancing solicitor is before you have an offer on your home. Getting paperwork organised early gives your solicitor time to review it and flag likely enquiries before a buyer’s solicitor raises them.

You should also speak to your solicitor if:

• You’re missing a certificate for work you know was carried out
• Your title plan doesn’t match what’s on the ground
• Your property is leasehold and you need help requesting the management pack
• You’re unsure whether a private drainage system complies with current rules
• You want a second opinion on what a buyer’s solicitor might ask

FAQs

How do I prepare my house for sale?

Find an estate agent you trust to market your property, then instruct a conveyancing solicitor early so you can gather paperwork before an offer comes in. That paperwork includes three Law Society forms and any planning, guarantee, or drainage documents relevant to your property.

What is the TA6 form?

The TA6 is the Property Information Form, a standard Law Society questionnaire covering boundaries, disputes, alterations, and other information a buyer’s solicitor will want to know. Your solicitor can provide the current edition for you to fill out.

Do I need planning permission documents to sell my house?

You’ll need to show planning permission, listed building consent, or building regulation certificates for any relevant work carried out, generally within the last 20 years. If you can’t find these, speak to your solicitor before contacting the council directly.

What is the TA10 form used for?

The TA10 sets out what’s included in the sale, what’s excluded, and what doesn’t exist at the property. It also lets you price any items you’re willing to leave for the buyer.

Do I need a TA7 form if I’m selling a freehold property?

No. The TA7 Leasehold Information Form only applies if your property is leasehold.

About the author: Andrew Tress is a Consultant Solicitor at Setfords, specialising in residential property matters. With extensive experience across a wide range of property transactions, Andrew combines strong technical expertise with a calm, approachable manner, helping clients navigate the buying and selling process with confidence and clarity.

This article is general information about selling a property in England and Wales and is not legal advice. The law and requirements can change, and every situation is different, so please speak to a qualified conveyancing solicitor about your circumstances.