Essential Documents for Selling Your House

At Towerstone, we provide specialist property accountancy services for homeowners, landlords, and property investors. We have written this article to explain the documents typically needed for selling, helping you make informed decisions.

Selling a house in the UK is not just about finding a buyer and agreeing a price. The paperwork is what actually allows the sale to progress and delays almost always come down to missing documents incomplete information or uncertainty about the property’s history. I see many sales stall not because of the buyer or the price but because the seller was not prepared with the right paperwork early enough.

The good news is that most of the documents you need already exist. The challenge is knowing what they are where to find them and which ones matter most depending on your property type. If you prepare these documents upfront you can significantly reduce delays stress and the risk of a sale falling through.

In this guide I will walk you through exactly what documents you need to sell your house in the UK, explain why each one matters, highlight the common problem areas and show you how to get hold of anything that is missing. This is written from a practical conveyancing perspective rather than a legal textbook.

The Core Principle to Understand First

When you sell a house you are legally required to provide accurate information about:

Ownership

Boundaries and rights

Alterations and compliance

Utilities and services

Ongoing obligations

Your buyer’s solicitor will check these points carefully. Missing or unclear documents create questions and questions create delays.

The earlier you gather everything the smoother the sale.

Proof of Ownership

This is the foundation of the entire sale.

Title Register and Title Plan

These documents prove that you own the property and show what you are selling.

They are held by HM Land Registry.

The title register confirms:

The legal owner

The property address

Any mortgages or charges

Rights and restrictions

The title plan shows:

The property boundaries

Land included in the title

Most properties in the UK are registered and these documents can be obtained easily online.

If your property is unregistered additional paperwork will be required and you should speak to a solicitor early.

Mortgage Details

If you have a mortgage you do not need to find the original agreement but you do need to confirm:

The lender’s name

The account reference

Your solicitor will request a redemption statement from the lender once a sale is agreed.

You should also confirm:

Whether the mortgage is in joint names

Whether there are any additional charges

Failing to disclose all charges can cause serious delays late in the process.

Property Information Forms

These forms are completed by you as the seller and form a key part of the legal pack.

TA6 Property Information Form

This is one of the most important documents in the sale.

It covers topics such as:

Boundaries

Disputes

Alterations

Utilities

Parking

Rights of way

You must answer honestly and accurately.

Guessing or leaving things blank often leads to follow up questions and delays.

TA10 Fittings and Contents Form

This form sets out what is included in the sale.

It covers:

Kitchen appliances

Light fittings

Curtains and blinds

Garden items

Clear agreement here avoids disputes later.

If something is not included state it clearly.

Leasehold Information If Applicable

If your property is leasehold additional documents are required.

These often cause the biggest delays.

Lease Agreement

You need a copy of the lease.

This sets out:

Length of lease

Ground rent

Service charges

Restrictions

If you do not have a copy your solicitor can usually obtain one but this takes time.

Management Pack

For leasehold properties the managing agent or freeholder must provide a management pack.

This includes:

Service charge accounts

Insurance details

Planned works

Ground rent statements

Managing agents often take several weeks to provide this and charge a fee.

Ordering this early is one of the best ways to speed up a leasehold sale.

Compliance and Alteration Documents

This is where many sellers get caught out.

Planning Permission Documents

If you have carried out works that required planning permission you should provide:

Planning approval notices

Approved plans

Common examples include:

Extensions

Loft conversions

Structural alterations

If permission was not required this may still need to be explained.

Building Regulations Approval

Building regulations are separate from planning permission.

You should provide:

Completion certificates

Building control sign off

These apply to works such as:

Structural changes

Electrical work

Window replacements

Boiler installations

Missing building regulation certificates are one of the most common causes of delay.

FENSA or CERTASS Certificates

If windows or doors were replaced you need evidence of compliance.

This is usually provided by:

FENSA certificate

CERTASS certificate

If these are missing they can often be replaced online or resolved through indemnity insurance.

Gas Safety Records

If the property has gas appliances you should provide:

Recent gas safety certificates

While these are legally required for landlords they are also commonly requested in sales.

Electrical Safety Documentation

If electrical work has been carried out you should provide:

Electrical installation certificates

Part P compliance certificates

Again missing documents can usually be resolved but it is better to identify this early.

Energy Performance Certificate

An EPC is legally required to market a property.

You must provide:

A valid EPC rated A to G

EPCs are valid for ten years.

If yours has expired you will need to commission a new one before marketing.

Guarantees and Warranties

Buyers value guarantees especially for recent work.

Typical Guarantees to Provide

These include:

Damp proofing guarantees

Roofing warranties

Boiler warranties

Structural warranties

If guarantees are transferable confirm this and provide documentation.

Even expired guarantees can be useful to show work was carried out professionally.

Insurance Related Documents

You may be asked to provide:

Buildings insurance details

Claims history

This is more common where there has been subsidence flooding or other historic issues.

Boundary and Neighbour Issues

If there have been disputes you must disclose them.

Evidence of Resolved Disputes

If a dispute has been resolved provide:

Correspondence

Agreements

Court orders if applicable

Failure to disclose disputes can lead to serious legal consequences later.

Rights of Way and Access

If the property benefits from or is subject to rights of way you may need:

Deeds

Agreements

Plans showing access

This is particularly relevant for shared driveways or rural properties.

Fixtures and Utilities Information

Buyers will want clarity on services.

Utility Information

You may be asked to confirm:

Gas electricity and water suppliers

Meter locations

Drainage type

This is usually covered in the TA6 form but clarity helps avoid queries.

Council Tax Information

While not strictly required you should be prepared to confirm:

Council tax band

Local authority

Buyers often ask this early.

New Build or Recently Built Homes

Additional documents apply to newer properties.

New Build Warranty

If the property is covered by a warranty such as:

NHBC

LABC

Premier Guarantee

you should provide:

Policy documents

Completion certificates

These warranties are often transferable and valuable to buyers.

Shared Ownership or Help to Buy Documents

If the property is subject to a scheme additional paperwork is required.

This may include:

Shared ownership lease

Help to Buy loan documentation

Staircasing information

These sales take longer so preparation is essential.

Identification Documents

You will need to provide ID to your solicitor.

This includes:

Photo ID

Proof of address

This is required under anti money laundering regulations.

What If You Are Missing Documents?

Missing documents are common and usually solvable.

Options include:

Obtaining copies from councils installers or regulators

Using indemnity insurance where appropriate

Providing statutory declarations

The key is identifying gaps early not when contracts are about to exchange.

Why Early Preparation Matters

Most conveyancing delays happen because:

Documents are requested late

Sellers are unsure where to find them

Third parties take time to respond

Preparing early allows issues to be resolved in parallel with marketing.

What Your Solicitor Will Prepare for You

Your solicitor will handle:

Draft contract

Legal title pack

Replies to enquiries

However they rely on you to provide accurate information and documents.

Common Mistakes Sellers Make

The most common issues I see include:

Waiting until an offer is accepted to instruct a solicitor

Assuming documents are not needed

Guessing answers on forms

Not ordering leasehold packs early

Forgetting about past alterations

Each of these adds weeks to the timeline.

A Practical Pre Sale Checklist

Before marketing your property aim to have:

Title documents

EPC

Planning and building regulation certificates

Guarantees

Leasehold pack ordered if applicable

Solicitor instructed

This puts you in a strong position when an offer comes in.

How Long Does It Take to Gather Everything?

If you act early most documents can be gathered within:

One to three weeks for freehold properties

Three to six weeks for leasehold properties

The sooner you start the less stressful the sale.

Should I Instruct a Solicitor Before I Find a Buyer?

Yes if you want to sell smoothly.

Early instruction allows:

Forms to be completed

Documents to be reviewed

Potential issues to be flagged

This can save weeks later.

Final Practical Advice

If I had to give one piece of advice it would be this.

Paperwork sells houses as much as price.

Buyers move faster when they feel confident. Confidence comes from clear information and quick responses.

So What Documents Do You Need to Sell Your House?

To sell your house in the UK you need proof of ownership property information forms compliance certificates energy performance documentation and any relevant guarantees or leasehold information. The exact list depends on your property type and history but the principle is the same. Be prepared early and be accurate.

Selling a house is rarely delayed by buyers. It is delayed by missing information. If you control that part of the process you control the pace of the sale.

If you would like to explore related property guidance, you may find what documents do solicitors need when buying a house and what does building insurance cover useful. For broader property guidance, visit our property hub.