Quick Answer: A seller’s pack is a collection of essential documents needed to sell a house in England. It typically includes proof of ownership, HM Land Registry title documents, an Energy Performance Certificate (EPC), property information forms (TA6) and a fittings and contents form (TA10). Additional paperwork, such as building regulations certificates, planning permissions and leasehold management information, may also be required. Preparing these documents early can help prevent conveyancing delays, answer buyers’ enquiries and make the property selling process smoother.
Selling your home involves more than finding a buyer and agreeing an asking price. Before the sale can progress, you will need to provide important paperwork confirming ownership, the property’s condition and any legal arrangements affecting it.
With our seller’s pack explained guide, you can understand which documents are needed to sell a house in England, where to find them and how preparing early can help avoid unnecessary conveyancing delays.
Whether you’re selling a family home in Richmond, a leasehold flat in Putney or a property in Sheen or Mortlake, having the right documents ready can make the process more straightforward.
What Is a Seller’s Pack When Selling a House?
A seller’s pack is a collection of documents used to provide essential information about a property during the selling process. It typically includes proof of ownership, property information forms, an Energy Performance Certificate (EPC) and relevant planning or building regulations paperwork. Leasehold properties usually require additional documents about the lease and management arrangements.
The term seller’s pack is commonly used as a convenient description rather than the name of one compulsory, standardised document.
Your conveyancing solicitor will help identify which paperwork applies to your property and prepare the legal documents required for the transaction.
Organising these documents before accepting an offer can help your solicitor respond to enquiries more efficiently and give prospective buyers greater confidence in the information provided.
What Documents Do You Need to Sell a House?
The documents needed to sell a house in England depend on its ownership, age, condition and history. Most sellers will need identification, ownership information, property disclosure forms and an EPC. Additional paperwork may be necessary if the property is leasehold, has undergone building work or is subject to particular legal restrictions.
House Selling Documents Checklist
Use this practical checklist when preparing your seller’s pack:
Ownership and identity
- Proof of identity and address
- HM Land Registry title register and title plan
- Details of any outstanding mortgage
- Relevant ownership or title documents
Property information
- Property information form (TA6 or applicable equivalent)
- Fittings and contents form (TA10 or applicable equivalent)
- Energy Performance Certificate, unless exempt
- Information about disputes, boundaries and rights affecting the property
Building work and improvements, where applicable
- Planning permission documents
- Building regulations completion certificates
- FENSA or other relevant glazing compliance certificates
- Electrical installation certificates
- Boiler installation records and servicing information
- Guarantees and warranties for completed work
- Party wall agreements and listed building consent
Leasehold properties
- Lease and any variations
- Leasehold information form (TA7 or applicable equivalent)
- Leasehold management information pack
- Ground rent and service charge statements
- Buildings insurance and relevant management information
Not every document is legally required for every sale. Your solicitor will establish what applies to your circumstances.
Which Legal Documents Are Required When Selling a Property?
The main legal documents establish ownership, describe the property and provide information needed for the sale contract. Your solicitor or licensed conveyancer normally obtains or checks title information, helps you complete the relevant forms, prepares the draft contract and responds to enquiries raised by the buyer’s solicitor.
Property Title Deeds and HM Land Registry Documents
Property title documents establish who owns the property and identify important rights or restrictions.
For registered properties, the HM Land Registry title register generally records ownership details, tenure, charges and certain restrictions. The title plan identifies the property’s general boundaries.
Your solicitor can obtain official copies from HM Land Registry.
If the property is unregistered, original deeds and other historical ownership documents may be required. These should be discussed with your conveyancer early.
Property Information Form (TA6)
The TA6 property information form helps sellers disclose relevant information about their home.
Depending on the form version and transaction, it covers matters such as:
- Boundary responsibilities and disputes
- Neighbour disagreements
- Building work and alterations
- Guarantees and warranties
- Environmental matters and flooding
- Utilities and services
- Notices and other matters affecting the property
Complete this form carefully and accurately. Incorrect or misleading answers can create disputes or legal consequences after completion.
Fittings and Contents Form (TA10)
The TA10 form identifies which items will remain at the property and which will be removed.
This can include kitchen appliances, curtains, carpets, fitted wardrobes, light fittings and garden equipment.
Clear information helps prevent disagreements about what is included in the agreed purchase price.
Draft Contract and Sale Memorandum
Once an offer is accepted, the estate agent generally issues a memorandum of sale recording the agreed transaction details and the parties’ contact information.
The seller’s solicitor then prepares the draft contract and supporting documents for the buyer’s conveyancer.
A memorandum of sale does not itself make the property transaction legally binding. In a typical residential sale in England, the parties become contractually committed when contracts are exchanged.
Which Certificates Do You Need When Selling a House?
An Energy Performance Certificate is generally required when marketing a residential property in England, unless an exemption applies. Other certificates, including electrical, gas, window installation and building regulations records, may be relevant depending on the property’s history, work undertaken and whether it has been rented out.
Energy Performance Certificate (EPC)
An EPC assesses a property’s energy efficiency and provides a rating from A to G.
For most residential sales, the seller must have a valid EPC or commission one before marketing begins.
EPCs are generally valid for ten years, provided the certificate remains applicable. You can check whether your home has one through the official government EPC register.
If a new certificate is needed, it must be produced by an accredited energy assessor.
Gas and Electrical Safety Certificates
A gas safety certificate is not automatically a universal legal requirement for every owner-occupied house sale. However, buyers may request available inspection or servicing records.
Landlords have separate gas safety responsibilities, so sellers of rented properties should confirm their obligations.
Similarly, an Electrical Installation Condition Report (EICR) is not generally mandatory simply because an owner-occupied home is being sold.
Nevertheless, an existing EICR or electrical installation certificate can help answer questions about the property’s electrical system.
Building Regulations and Planning Permission
If you’ve completed an extension, loft conversion, structural alteration or other significant building work, your buyer’s solicitor may request evidence that relevant permissions and approvals were obtained.
Documents may include planning permission, building regulations approval, completion certificates and listed building consent where applicable.
Replacement windows may also require evidence of compliance, such as a FENSA certificate or local authority building control documentation.
Where paperwork is missing, your solicitor can explain whether replacement records, further investigation or another appropriate solution may be available.
Guarantees and Home Improvement Records
Warranties and guarantees may provide reassurance about work carried out at the property.
Examples include damp-proofing guarantees, roof warranties, new-build structural warranties and records of major installations.
Check whether any guarantee is transferable to a new owner and whether its conditions have been satisfied.
What Extra Documents Are Needed to Sell a Leasehold Property?
Selling a leasehold property usually involves additional paperwork covering the lease, ground rent, service charges, buildings insurance and management arrangements. The buyer’s solicitor needs this information to understand the property’s ongoing costs, restrictions and obligations. Obtaining management information early can help reduce delays.
Leasehold Information Pack
A leasehold information pack, sometimes called a management pack, is generally obtained from the freeholder, managing agent or relevant management company.
It may include:
- Service charge accounts and budgets
- Ground rent information
- Buildings insurance details
- Planned major works
- Arrears and outstanding payments
- Management company information
- Requirements for notices, consents or certificates
The precise documents depend on the development and management arrangements.
Lease Terms and Remaining Lease Length
Your solicitor will also need to confirm the remaining lease term, ground rent provisions and any restrictions affecting the property.
A short lease or complicated lease provisions may affect mortgage availability, buyer interest or negotiations.
If you’re selling a leasehold flat in Putney, Richmond, Sheen or Mortlake, requesting the relevant management information as early as possible can be particularly useful.
Shared Ownership Properties
Shared ownership sales may require additional documents from the housing association or other relevant provider.
These can include details of your ownership share, nomination arrangements, resale procedures and any required valuation.
Contact the provider before marketing so you understand the applicable restrictions and process.
Where Can You Find Missing House Selling Documents?
Missing paperwork does not necessarily prevent a property sale, but it should be identified promptly. Your solicitor can help establish whether documents can be retrieved from HM Land Registry, the local authority, the original installer, a managing agent or another relevant organisation.
Common starting points include:
| Missing document | Where to check |
| Title register or title plan | HM Land Registry |
| EPC | Government EPC register |
| Planning permission | Local council planning department |
| Building control certificate | Local authority or relevant building control body |
| Window compliance certificate | FENSA or a relevant installer/scheme |
| Electrical certificate | Original registered electrician or contractor |
| Leasehold management documents | Freeholder or managing agent |
| New-build warranty | Developer or warranty provider |
If an important certificate cannot be found, avoid assuming that indemnity insurance will automatically resolve the problem.
Indemnity insurance may be suitable in certain circumstances, but it does not establish that building work is safe or compliant. Your solicitor should assess the available options before any approach is made to an authority or third party.
When Should You Prepare Your Seller’s Pack?
Ideally, you should begin preparing your seller’s pack before putting your property on the market. An EPC must normally be available or commissioned before marketing, while gathering ownership, building work and leasehold records early allows time to address missing information before the buyer’s solicitor raises enquiries.
A practical approach is to organise your paperwork in three stages.
Before Marketing
Arrange your property valuation, choose an estate agent and instruct a conveyancing solicitor.
Check your EPC status and gather ownership records, planning documents, certificates and warranties.
If you’re selling a leasehold property, ask your solicitor when to request the management pack.
After Accepting an Offer
Your estate agent will normally prepare the memorandum of sale.
Your solicitor will assemble the contract papers, obtain relevant title information and ask you to complete the property information and fittings forms.
The buyer’s solicitor will review the documents and raise any necessary enquiries.
Before Exchange and Completion
Your solicitor will work towards resolving outstanding enquiries, agreeing the contract and arranging the necessary financial and completion details.
The buyer’s conveyancer will also review searches and mortgage requirements.
Once contracts are exchanged, the completion date becomes contractually agreed. On completion, the remaining purchase money is transferred, and the keys are released in accordance with the agreed arrangements.
How Can You Avoid Delays When Selling Your House?
You can reduce avoidable conveyancing delays by instructing a solicitor early, gathering accurate paperwork and responding promptly to enquiries. Particular attention should be given to missing building regulations certificates, leasehold management information, ownership discrepancies and incomplete property disclosures.
Common mistakes include leaving paperwork until after an offer is accepted, providing inconsistent answers and overlooking alterations carried out by previous owners.
If you’re unsure whether a document is relevant, tell your solicitor rather than leaving the issue undisclosed.
Preparing your home for sale also involves setting an appropriate asking price and presenting the property effectively. For more guidance, read our step-by-step guide to selling your house.
Ready to Sell Your Property in South West London?
Preparing your seller’s pack is an important part of getting your home ready for the market. By organising documents early and working with the right professionals, you can approach the selling process with greater clarity and confidence.
At Parkgate Estate Agents, we support homeowners selling properties across Richmond, Putney, Sheen, Mortlake and surrounding parts of South West London.
Our property selling services include valuations, marketing guidance, professional photography and ongoing support throughout the sales process.
If you’re considering selling your home, contact our team to arrange a free property valuation and discuss your next steps.
Disclaimer: This article provides general information about selling residential property in England. It is not legal, financial or tax advice. Documentation requirements vary according to property type, ownership and individual circumstances. Consult a qualified solicitor or licensed conveyancer for advice about your transaction.
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