Selling your house is a major life decision, and one that involves far more than simply finding a buyer and handing over the keys. Behind every smooth sale is a paper trail of essential documentation that protects both the buyer and seller. If you’re preparing to put your home on the market—whether via the traditional open market or through a fast-track buyer like SellTo—having the right documents ready can dramatically speed up the sale and help you avoid legal and logistical issues.
Failing to prepare your paperwork could delay your sale, reduce your property’s appeal to buyers, or worse—cause the entire transaction to fall through. This guide is here to make sure that doesn’t happen to you.
In this comprehensive article, we’ll walk through every important document you need before you sell your house—from proof of identity to title deeds, warranties, compliance certificates, and much more. Whether you’re selling your first home or your fifth, this is your go-to resource to ensure you’re fully prepared and can maximise your property’s value and appeal from day one.
Why Documentation Matters in Property Sales
Before diving into the actual paperwork, it’s worth understanding why documents play such a critical role when selling a house.
Benefits of Preparing Documents Early:
- Faster sale: Buyers and solicitors won’t have to wait
- Fewer legal hiccups: Prevent surprises later in the process
- Higher buyer confidence: More documentation = more transparency
- Avoid chain delays: If you’re in a chain, missing documents can delay the entire chain
- Position yourself as a serious seller: Serious buyers are drawn to well-prepared sellers
Documents are your proof of ownership, your evidence of upgrades, and your defence in case of disputes. Without them, you’re flying blind.
Core Legal Documents Required to Sell a House
1. Proof of Identity
Before anything else, you’ll need to prove who you are. This is a legal requirement for solicitors and estate agents to comply with anti-money laundering regulations.
What you need:
- Valid photo ID (passport or driver’s licence)
- Proof of address (utility bill, bank statement – dated within 3 months)
Make sure all names match across documents, especially if your name has changed since purchase.
2. Property Title Deeds
These are the official documents that prove you legally own the property.
If you have a mortgage:
Your lender may hold the title deeds, or your solicitor may have them on file. If you bought your home after 1990, it’s likely registered digitally with the Land Registry, and your solicitor can easily obtain a copy.
What’s included in title deeds:
- Current and past ownership
- Property boundaries
- Rights of way or restrictions
- Charges or covenants attached to the property
Having this early helps avoid delays during conveyancing.
3. Energy Performance Certificate (EPC)
An EPC is legally required before your property is marketed. It gives potential buyers insight into your home’s energy efficiency.
Key facts:
- Valid for 10 years
- Rated A (most efficient) to G (least efficient)
- Needed even if selling to a cash buyer
If your EPC is expired, you’ll need to book an accredited assessor to conduct a new one.
4. Fittings and Contents Form (TA10)
This document outlines what is included in the sale—e.g., fixtures like ovens, light fittings, blinds, or wardrobes.
Buyers want clarity, and this form prevents post-sale disputes.
Tip: Be honest and specific. Buyers often use this to negotiate, so clarity is crucial.
5. Property Information Form (TA6)
A crucial and legally binding document completed by the seller. It provides the buyer with key details about the property.
This includes:
- Disputes with neighbours
- Building work done
- Warranties and guarantees
- Planning permissions
- Flooding or environmental risks
- Parking arrangements
- Utility suppliers and services
- Council tax band
This is a big one—prepare this carefully with your solicitor to avoid legal issues.
6. Leasehold Documentation (if applicable)
If you’re selling a leasehold property (e.g., a flat), you’ll need more documentation:
- Lease agreement
- Ground rent and service charge statements
- Details of the freeholder
- Building insurance certificate
- Management company contact details
- Notices served under the lease (e.g., disputes or repairs)
Buyers and their solicitors will inspect these closely.
7. Mortgage Information
You’ll need to provide:
- Mortgage account number
- Remaining balance (settlement figure)
- Whether there are any early repayment charges
Your solicitor will need this to settle your mortgage upon completion.
Additional Documents That Can Increase Buyer Confidence
These aren’t always mandatory—but they can boost your property’s appeal and reduce the risk of delays.
8. Building Regulation Certificates
If you’ve made any structural changes, extensions, or significant internal alterations (like knocking down walls), you’ll need the relevant building regulations approval.
Examples include:
- Loft conversions
- Garage conversions
- New bathrooms/kitchens
- Conservatories
- Electrical rewiring
Missing certificates can lead to renegotiations or buyer withdrawals.
9. Planning Permission
For any works requiring planning permission (including extensions, outbuildings, porches, or major alterations), you’ll need to provide:
- Approved plans
- Decision notices
- Compliance documentation
If you’re unsure whether a project needed permission, consult your local planning department before listing your home.
10. Warranties and Guarantees
Provide original documents for anything under warranty:
- Boiler
- Roof
- Damp proofing
- Windows (FENSA certificates)
- Appliances (if included)
- Home security systems
Buyers love the peace of mind that comes with warranties.
11. Gas and Electrical Safety Certificates
Especially important if you’re selling a rental or if you’ve recently had installations done.
You may need:
- Gas Safety Certificate (from a Gas Safe registered engineer)
- Electrical Installation Condition Report (EICR)
These aren’t always legally required for private sales but are highly recommended and reassuring to buyers.
12. Recent Utility Bills and Council Tax
Some buyers request these for clarity on running costs, especially for larger properties.
Provide the last 3–6 months of:
- Gas and electricity bills
- Water rates
- Council tax statements
13. Boundary Agreements or Disputes
If you’ve had any written agreements with neighbours about fences, hedges, driveways, or access points—include them.
If there have been disputes, full disclosure is legally necessary and protects you from post-sale claims.
Fast-Track Sale? Here’s What SellTo Will Need
If you decide to sell your home directly to SellTo, the documentation process is often far simpler.
Typically, SellTo requires:
- Proof of ownership (title deeds or Land Registry documents)
- Proof of ID
- EPC (if available)
- Mortgage settlement figure
- Any outstanding charges or legal notices
That’s it. No endless forms, no buyer chains, and no risk of fall-through.
This makes SellTo an ideal choice for those who need to sell quickly, such as in cases of divorce, inheritance, relocation, or financial strain.
Document Checklist Summary
Here’s a handy checklist to make sure you’ve covered everything:
| Document | Required? |
|---|---|
| Proof of ID | ✅ |
| Proof of address | ✅ |
| Title deeds | ✅ |
| EPC | ✅ |
| TA10 – Fittings & Contents Form | ✅ |
| TA6 – Property Information Form | ✅ |
| Leasehold paperwork (if leasehold) | ✅ |
| Mortgage account and settlement | ✅ |
| Building regulation certificates | ✅ |
| Planning permissions | ✅ |
| Warranties and guarantees | ✅ |
| Gas & electrical certificates | ⚠️ Recommended |
| Utility bills and council tax | ⚠️ Optional |
| Boundary agreements | ⚠️ Optional |
Tips to Speed Up the Sale With Document Readiness
- Start early: Don’t wait for a buyer to ask—be ready from the beginning
- Use digital copies: Scan everything and store in one folder
- Double-check names and addresses: They must match across all paperwork
- Ask your solicitor to review your bundle: Prevent issues before they arise
- Disclose everything honestly: Hiding information can void your sale or trigger legal action
Conclusion
Selling a home is more than a financial transaction—it’s a legal process that requires precision, preparation, and transparency. Having all the right documents ready to go before you list your property can make the difference between a quick, smooth sale and a drawn-out, stressful ordeal.
Whether you choose to sell via the open market or work with a hassle-free buyer like SellTo, the process will always go more smoothly when your paperwork is in order.
By following this comprehensive guide, you’ll position yourself as a prepared seller, reduce the chances of complications, and ultimately unlock the full value of your property with confidence and control.
