What Paperwork Do You Need to Sell Your House in the UK? The Complete Seller's Checklist

Paperwork is the part of selling a house that most sellers underestimate. You find a buyer, agree a price, and assume the hard work is done. Then the weeks pass, enquiries stack up, your solicitor chases documents you cannot locate, and the buyer starts to lose patience. Missing or late paperwork is one of the most common reasons property transactions in England and Wales stall or collapse before completion. Research from 2024 indicates that nearly thirty percent of agreed sales fell through before completing, and documentation delays are a frequent contributing factor. Getting your paperwork in order before your property even goes on the market removes one of the most controllable risks in the entire process.

This guide sets out every document you are likely to need to sell your house in England and Wales, explains what each one is, where to get it if you do not already have it, and when in the process you will need it. It covers documents required by every seller, additional paperwork for leasehold properties, certificates needed when works have been carried out, and what your solicitor produces on your behalf.

Work through this checklist before you list and you will be in a far stronger position than the majority of sellers who start gathering documents only after an offer has been accepted.

Use the free Valuation Calculator on YooSell to understand your property's current market value as part of your preparation.

Documents Every Seller Needs

These are the core documents required in every residential property sale in England and Wales, regardless of the property type, tenure, or whether any building works have been carried out.

Proof of Identity

Your solicitor is legally required to verify your identity before they can act for you. This is a requirement under the Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017, which apply to all property transactions. Providing your identification documents on the day you instruct your solicitor means your file can be opened and work can begin without delay.

What You Need to Provide

You will need two documents: one to confirm your identity and one to confirm your current address.

For identity confirmation, acceptable documents include:

• A valid passport

• A full UK driving licence with photograph

• A current national identity card issued by an EEA country

For address confirmation, acceptable documents include:

• A bank or building society statement dated within the last three months

• A utility bill such as gas, electricity, or water dated within the last three months

• A council tax statement for the current year

• An HMRC letter or tax document dated within the last three months

Some solicitors carry out these checks digitally through identity verification services, which means you can complete the process online without posting physical documents. Ask your solicitor at the outset what their process is. If you are selling jointly with another person, both parties must complete separate identity verification.

Why This Document Matters

Without completed anti-money laundering checks, your solicitor cannot legally open your file or begin work on the sale. Delays at this stage push back the entire conveyancing timeline. It is the first thing to provide as soon as you instruct.

Title Deeds and Land Registry Documents

Title deeds are the documents that prove you legally own the property you are selling. Without evidence of legal ownership, the sale cannot proceed.

How Title is Held in England and Wales

The vast majority of residential properties in England and Wales are now registered with HM Land Registry. For registered properties, legal ownership is confirmed by an official copy of the title register and the title plan, both of which are available directly from HM Land Registry. Your solicitor will obtain these on your behalf as part of their standard work. The current fee for downloading an official copy is seven pounds per document.

If your property was purchased in the last thirty or so years, it is almost certainly registered. If you are unsure, your solicitor can check this quickly.

Unregistered Properties

A small number of older properties are not yet registered with HM Land Registry. If your property is unregistered, you will need to locate the original paper title deeds, which prove the chain of ownership going back many years. These are typically held by your mortgage lender or by the solicitor who handled your original purchase.

If you cannot locate paper deeds for an unregistered property, your solicitor will need to apply for first registration with HM Land Registry before the sale can proceed. This is a specialist process that requires legal assistance and adds time to the transaction. Identify this issue early if it may apply to your property.

What the Title Register Contains

The official title register contains:

• The property address and description

• The name or names of the registered owner or owners

• Any mortgage or charge registered against the property

• Restrictive covenants, easements, and rights affecting the title

• Any other entries relevant to the legal status of the property

Your solicitor uses this document to prepare the contract for sale and to identify any title issues that need to be resolved before exchange of contracts.

Energy Performance Certificate

A valid Energy Performance Certificate is a legal requirement before you can market a residential property for sale. It must be in place before your listing is published, whether on a property portal, in a window display, or promoted in any other way. You cannot list your property without one.

Checking Whether You Already Have a Valid EPC

EPCs are valid for ten years from the date they are lodged on the national register. If your property was sold or let within the last decade, a valid certificate may already exist. You can check this at no cost using the government's EPC register, which is publicly searchable by postcode or property address. If a valid certificate exists, download it and share it with your solicitor. You do not need to commission a new one.

What Happens if Your EPC Has Expired or Does Not Exist

If no valid certificate exists, or your existing certificate has expired, you must commission a new assessment from a qualified Domestic Energy Assessor who is accredited by a government-approved scheme. The assessment takes between thirty and ninety minutes. Costs typically range from around sixty-five to one hundred and twenty pounds depending on the size of the property and the provider.

Note that since 15 June 2025, assessors work under the updated RdSAP 10 methodology, which requires more detailed recording of glazing types, heating system data, and insulation. This means assessments are slightly more thorough than before and you may be asked to provide more specific information about your property's systems during the assessment.

What Happens if You Market Without an EPC

Marketing a property without a valid EPC is illegal and subject to a fixed penalty fine of two hundred pounds. Beyond the fine, a missing EPC will be raised by the buyer's solicitor during conveyancing and can cause unnecessary delays. Sorting this before listing avoids both risks.

The TA6 Property Information Form

The TA6 is one of the most important documents in your entire sale. It is a standardised form produced by the Law Society that your solicitor will ask you to complete. It records all the information a buyer needs to know about the property that cannot be established from the title register or searches alone.

What the TA6 Covers

The TA6 is divided into several sections, each covering a different aspect of the property:

• Boundaries: which boundaries belong to your property and who is responsible for maintaining each one

• Disputes and complaints: any current or historical disputes with neighbours or third parties affecting the property

• Notices: any planning notices, enforcement notices, or formal communications about the property received from any authority

• Alterations: all building works carried out during your ownership, with details of any planning permissions and building regulations completion certificates obtained

• Guarantees and warranties: details of any existing guarantees for works including damp-proofing, timber treatment, double glazing, roofing, and any structural work

• Insurance: whether there are any outstanding insurance claims on the property and details of any works that followed a claim

• Environmental matters: whether the property has ever been affected by flooding, subsidence, or contamination

• Parking: the nature of any parking rights and whether they are registered or informal

• Services and utilities: connection to mains gas, water, electricity, and drainage, and whether any services cross third-party land

• Occupiers: details of any other adults living in the property whose rights might affect the buyer's occupation

Why Accuracy on the TA6 Matters

You have a legal duty as a seller to disclose all known material facts that could affect a buyer's decision. Completing the TA6 inaccurately or leaving sections blank where you have relevant information is not just an administrative problem. It can expose you to legal action after completion if a buyer suffers loss as a result of something you failed to disclose. Answer every question as fully and honestly as you can. If you are unsure about any question, discuss it with your solicitor rather than leaving it blank.

When to Complete the TA6

Complete the TA6 as early as possible, ideally before your property goes on the market. This allows your solicitor to identify at the earliest opportunity any documents or information that will be needed during the conveyancing process. Buyers move faster when everything is ready, and solicitors who have the TA6 in advance can anticipate and head off potential enquiries before they arise.

The TA10 Fixtures, Fittings and Contents Form

The TA10 records exactly what is included in the sale and what you intend to take with you when you leave. It sits alongside the TA6 as part of the standard contract pack.

What the TA10 Covers

The TA10 works through the property room by room and asks you to confirm whether specific items are included, excluded, or not present. It covers:

• Kitchen: fitted units, worktops, sink, oven, hob, extractor fan, dishwasher, fridge and freezer, washing machine

• Bathrooms: bathroom suites, towel rails, mirrors if fitted

• Living areas and bedrooms: fitted wardrobes, curtain poles, curtains, carpets, light fittings

• Outside: garden sheds, greenhouses, outdoor lighting, fencing, water features

• General: television aerials, satellite dishes, doorbell systems, alarm systems

Why Getting This Right Avoids Disputes

Disagreements about what was agreed to be included or excluded from a sale are a surprisingly common source of friction on and around completion day. A buyer who arrives to find that the light fittings they assumed were included have been taken, or that the garden shed that appeared in listing photographs is not there, has legitimate grounds for complaint.

Complete the TA10 carefully and honestly. If you are unsure about a specific item, the safest approach is to discuss it with your solicitor and either confirm its inclusion in writing or exclude it explicitly so both parties have a clear record.

Your Mortgage Details

If you have an outstanding mortgage on the property, your solicitor will need specific information about it to obtain the official mortgage redemption figure, which is the amount required to repay the mortgage in full on a given completion date.

What Information Your Solicitor Needs

Provide your solicitor with:

• The name of your mortgage lender

• Your mortgage account number

• A recent mortgage statement showing the current outstanding balance

Your solicitor will use this to request a formal redemption statement from your lender as the transaction approaches exchange and completion. The redemption statement gives the exact amount required to discharge the mortgage on the anticipated completion date.

Early Repayment Charges

If your mortgage is still within a fixed or tracker rate period, repaying it early through a sale may trigger an early repayment charge. Check the terms of your mortgage before listing your property so you can factor this cost into your financial planning. Your solicitor can handle the mechanics of the redemption on completion day, but the decision about whether to accept an early repayment charge is yours.

Documents Your Solicitor Prepares on Your Behalf

Several important documents are prepared by your solicitor rather than provided by you. Understanding what these are helps you know what to expect at each stage.

The Draft Contract for Sale

Your solicitor prepares a draft contract for sale using the information in the title register, the TA6, the TA10, and any other relevant documents. The draft contract sets out the purchase price, the property description, the agreed completion date, and the standard conditions of sale. It is sent to the buyer's solicitor for review and is amended in response to any queries or negotiations before the final version is signed.

The Transfer Deed

The transfer deed, known as a TR1, is the document that formally transfers legal ownership of the property from your name to the buyer's name at completion. Your solicitor prepares it and you will be asked to sign it before completion day. It must be signed and witnessed as a deed. Your solicitor will explain the witnessing requirements when they send it to you.

The Memorandum of Sale

Once you accept an offer, a memorandum of sale is issued. This records the agreed purchase price, the property address, the names and contact details of both parties, and the solicitors instructed on each side. It signals to both legal teams that they should begin work. If you are selling privately through a platform such as YooSell, the platform generates this document automatically once an offer is accepted.

Additional Paperwork for Leasehold Properties

If you are selling a leasehold property, typically a flat but sometimes a house, there is a significant amount of additional documentation required beyond the standard freehold pack. Gathering this early is essential because some of it takes several weeks to arrive.

The Original Lease Document

Your solicitor will need a copy of the original lease agreement. This is the document that sets out the terms of your leasehold ownership, including the remaining term, the ground rent provisions, the service charge arrangements, your repair and maintenance obligations, and any restrictions on alterations, subletting, or use.

If you cannot locate your original lease, your solicitor can obtain a copy from HM Land Registry, where it is typically stored as a filed document. There is a small fee for this. If your lease has been varied since it was originally granted, provide any deed of variation as well.

The TA7 Leasehold Information Form

The TA7 is a leasehold-specific information form that sits alongside the TA6 in a leasehold sale. Your solicitor will ask you to complete it. It covers the service charge history, the contact details of the freeholder and managing agent, the ground rent provisions, any outstanding demands or arrears, and any disputes involving the building or the management of it.

The Management Information Pack

The management information pack, sometimes called an LPE1 pack, is provided by the freeholder or managing agent rather than by you directly. However, it is your responsibility as the seller to request it and to pay the fee for it, which typically ranges from around two hundred to four hundred pounds depending on the managing agent.

The management pack typically contains:

• Current and historical service charge accounts for at least two to three years

• Details of the buildings insurance policy and the annual premium

• Information about any planned major works and the estimated cost

• The balance of any reserve or sinking fund

• Confirmation of whether there are any current disputes, tribunal proceedings, or enforcement action involving the building

• Details of the ground rent and any provisions for review

• Confirmation of compliance with any leasehold legislation

Why You Must Request This Early

Management packs can take between two and four weeks to arrive from a managing agent. Larger managing agents and housing associations sometimes take longer. This is one of the most common causes of delay in leasehold conveyancing. Request the pack as soon as you decide to sell, not after you have accepted an offer. Having it ready in advance prevents a significant bottleneck.

Ground Rent Demands and Service Charge Statements

In addition to the formal management pack, gather your most recent ground rent demand and at least three years of service charge demands and accounts if you hold them. These give the buyer's solicitor a clear picture of the building's finances and maintenance history. A well-organised set of accounts with no unexplained spikes or arrears is reassuring to buyers and generates fewer enquiries.

Building Safety Documentation for Taller Buildings

For flats in buildings above eleven metres or four storeys in height, building safety requirements introduced by the Building Safety Act 2022 are relevant to your sale. Buyers and their mortgage lenders will want to know:

• Whether the building has a valid building safety certificate

• The cladding status of the building and whether any EWS1 assessment has been carried out

• Whether any remediation works are planned, underway, or completed

If your building has gone through the EWS1 (External Wall System) assessment process, obtain a copy of the certificate. Your managing agent or freeholder should hold this. If the building is registered with the Building Safety Regulator, this should be confirmed. Speak to your solicitor about the current position before listing if your flat is in a building that may be affected.

Certificates and Documentation for Building Works

Any works carried out on your property during your ownership that required planning permission or building regulations approval need to be evidenced with the appropriate documentation. The buyer's solicitor will raise enquiries on these matters as part of the conveyancing process. Having the certificates ready in advance prevents delays at the enquiries stage.

Planning Permission

Planning permission is required for certain types of development and alteration. Common examples where planning permission is needed include:

• Extensions that exceed permitted development limits in terms of size or design

• Loft conversions that alter the roofline

• Changes of use, such as converting a garage to a habitable room where permitted development rights do not cover it

• New outbuildings beyond the size limits permitted without consent

• Works in a conservation area that require consent

If planning permission was obtained, locate the original decision notice. This confirms what was approved, the conditions attached, and the date of approval. If the work has been completed for more than four years, enforcement action for most types of breach is time-barred, but the buyer's solicitor will still want to see the relevant documentation or will advise on whether indemnity insurance is appropriate.

Building Regulations Completion Certificate

Building regulations approval is separate from planning permission and applies to most structural, electrical, heating, and drainage works. Unlike planning permission, building regulations compliance cannot simply be covered by the passage of time in the same way. For works that required building regulations approval, you should have a completion certificate confirming that the work was signed off by the local authority building control or an approved inspector.

Common works that require a building regulations completion certificate include:

• Extensions of any size

• Loft conversions

• Garage or outbuilding conversions to habitable use

• New or replacement heating systems

• Electrical installation or significant alteration carried out by someone other than a Part P competent person

• Structural alterations including removal of load-bearing walls

• New bathrooms or ensuites where drainage work is involved

If you cannot locate a completion certificate, your solicitor can advise whether indemnity insurance is appropriate as a practical solution. Indemnity insurance provides the buyer with financial protection against any loss arising from the absence of the certificate and is a common way of resolving this type of issue without needing to return to the local authority.

FENSA or CERTASS Certificate for Windows and Doors

Replacement windows and external doors installed since April 2002 must comply with Part L of the Building Regulations regarding thermal performance. If the windows were installed by a registered FENSA or CERTASS installer, the installation is self-certified and a certificate is issued confirming compliance. This removes the need for a separate building regulations application.

Locate FENSA or CERTASS certificates for any replacement windows or doors installed during your ownership. If you do not have the certificate, you can check whether one is registered using the FENSA or CERTASS online registers by searching by address. If no certificate is found, your solicitor can advise on whether indemnity insurance is appropriate.

Gas Safe Certificate for Boiler or Gas Work

If a new boiler or other gas appliance has been installed, or if gas work has been carried out, the installer should have provided a Gas Safe certificate confirming the work was carried out by a Gas Safe registered engineer. Locate this document if it applies to your property. Buyers often ask about boiler age and service history, and having the installation certificate and any service records to hand demonstrates the system has been properly maintained.

NAPIT or NICEIC Certificate for Electrical Work

For electrical work carried out by a Part P competent person registered with a government-approved scheme such as NAPIT or NICEIC, a certificate is issued confirming the work meets building regulations requirements. Locate any such certificates for electrical work carried out during your ownership.

If your property has had a full electrical rewire or significant electrical work and you do not have a certificate, your solicitor may advise obtaining an Electrical Installation Condition Report (EICR) from a qualified electrician as an alternative way of demonstrating the current condition of the electrical installation.

Structural Warranties and Guarantees

A range of other guarantees and warranties may be relevant depending on the works carried out and when:

• NHBC Buildmark warranty or similar new build structural warranty for properties less than ten years old

• Damp-proofing and timber treatment guarantees from specialist contractors

• Roof repair or replacement guarantees

• Underpinning guarantees where subsidence has been addressed

• Double glazing guarantees from the installer

• Solar panel installation documentation and feed-in tariff documentation if applicable

Gather all warranties and guarantees you hold and pass them to your solicitor at the start of the process. Even older guarantees that have expired are worth providing as they demonstrate that works were properly carried out and documented at the time.

Documents for New Build Properties

If you are selling a property that was newly built and you are the first or an early owner, some additional documents are relevant that do not apply to older properties.

NHBC Buildmark Warranty or Equivalent

New build properties are typically covered by a structural warranty for ten years from the date of construction. The most common is the NHBC Buildmark warranty, though several other providers including Premier Guarantee, LABC Warranty, and PROTEK also operate in this space. Locate the original warranty certificate and pass it to your solicitor.

The Original Sales Pack

If you purchased the property from a developer, locate the original sales pack or completion documents from your purchase. These will contain the original specifications, any covenants imposed by the developer, and details of any infrastructure agreements such as Section 38 or Section 104 agreements relating to roads and drainage.

Useful Supporting Documents

While not always legally required, the following documents are frequently useful during a sale and having them available can prevent delays or strengthen buyer confidence.

Boiler Service Records

A record of regular annual boiler servicing demonstrates that the heating system has been maintained. Buyers and their surveyors often ask about this. Keep service records from any Gas Safe registered engineer who has serviced the boiler.

Utility Bills

Recent utility bills confirm that services are connected, that accounts are in your name, and that there are no outstanding debts. Your solicitor or the buyer's solicitor may request evidence of utilities, particularly if the property has been unoccupied for any period.

Council Tax Documents

A council tax bill or statement confirms the council tax band for the property, which buyers ask about in relation to running costs. Your most recent council tax correspondence is sufficient.

Shared Drains or Boundary Agreements

If there are any informal agreements with neighbours about shared drains, access arrangements, or boundary maintenance that are not formally recorded in the title, document these clearly and disclose them in the TA6. Informal arrangements that are not disclosed can become the subject of disputes after completion.

What to Do if Documents Are Missing

Many sellers are unable to locate all the documents listed above. This is normal and does not automatically mean your sale cannot proceed. There are practical solutions for most missing document situations.

For Missing Title Deeds

Your solicitor can obtain an official copy of the title register and title plan from HM Land Registry for a nominal fee. For most registered properties this is all that is needed.

For Missing Planning Permissions or Building Regulations Certificates

Where a planning permission or building regulations completion certificate cannot be located, the most common practical solution is indemnity insurance. This is a one-off insurance policy that protects the buyer against financial loss arising from any enforcement action or legal challenge relating to the absence of the document. Your solicitor will advise on whether indemnity insurance is appropriate and obtain quotes on your behalf.

For Missing Installation Certificates

For missing FENSA, Gas Safe, or electrical certificates, check the relevant online registers first. FENSA certificates can be searched by property address. If the installer is still trading, they may be able to issue a replacement certificate. If no certificate can be found or obtained, indemnity insurance is again the common solution.

For Missing Leasehold Documents

If you cannot locate your original lease, your solicitor can obtain a copy from HM Land Registry. Contact your managing agent or freeholder early for the management information pack even if you cannot yet provide other leasehold documents. The pack can be requested before you have assembled everything else.

A Quick Reference Checklist for Sellers

Use the list below to track what you have and what you still need to find before marketing.

Required for Every Sale

• Proof of identity: photographic ID and proof of address

• Official copy of the title register and title plan

• Valid Energy Performance Certificate

• Completed TA6 Property Information Form

• Completed TA10 Fixtures, Fittings and Contents Form

• Mortgage statement and lender details if a mortgage is outstanding

Required for Leasehold Properties

• Original lease document or copy from HM Land Registry

• Completed TA7 Leasehold Information Form

• Management information pack from freeholder or managing agent

• Ground rent demands for recent years

• Service charge accounts and demands for at least three years

• Buildings insurance certificate for the building

• EWS1 or building safety certificate if the building is above eleven metres

Required if Building Works Have Been Carried Out

• Planning permission decision notice for any works that required it

• Building regulations completion certificate for applicable works

• FENSA or CERTASS certificate for replacement windows or doors

• Gas Safe certificate for boiler installation or gas work

• NAPIT or NICEIC certificate for electrical work

• Damp-proof, structural, or specialist contractor guarantees

• NHBC Buildmark or equivalent warranty for properties under ten years old

Selling Your Home with YooSell

If you are selling your home in Leicestershire or the Midlands, YooSell is a self-service home-selling platform that puts you in full control of your sale without paying traditional estate agent commission.

Why Sellers Choose YooSell

YooSell lets you list, manage, and complete your sale directly. You set your price, handle viewings through a built-in booking diary, communicate with verified buyers through the platform, and access trusted conveyancing professionals directly from your seller dashboard when you are ready to instruct a solicitor. There is no percentage commission taken at completion, only a simple fixed monthly listing fee.

See how it all works on the How It Works page or explore plan options on the Pricing page.

Integrated Conveyancing from Your Dashboard

Once you accept an offer on YooSell, you can access trusted conveyancers directly through your seller dashboard. This means you do not need to source a solicitor independently. The platform connects you with regulated professionals who understand the full conveyancing process and can help you work through the paperwork requirements covered in this guide.

List on Rightmove Through YooSell

You can list your property directly on Rightmove through YooSell, giving your home maximum visibility on the UK's largest property portal. Visit the YooSell Rightmove page for full details on how it works.

Free Tools to Support Your Sale

• Valuation Calculator: get a data-driven estimate of your property's current market value

• Cost Saving Calculator: see exactly how much you save compared to a traditional estate agent

• Stamp Duty Calculator: work out the buyer's SDLT liability at the April 2025 rates

• Mortgage Calculator: plan your onward purchase