Gathering the right documents is the part of selling a home that catches most people off guard. You picture viewings and offers, then a solicitor asks for forms you have never heard of.
The pressure is real. Nearly one in three agreed sales (29.8%) in the UK collapsed before completion in 2024, and missing or late paperwork is a frequent reason deals stall. The reassuring news is that the list is finite, and most of it can be sorted before your home even goes live.
Independent chartered surveyors King West have produced a plain English guide to the paperwork you need to sell my house, and this article walks through each document so you can be sale ready from day one.
Key Takeaways
- Every seller needs ID, title deeds, an EPC, and two standard property forms (TA6 and TA10).
- An EPC is a legal requirement and stays valid for ten years from the date it is issued.
- Leasehold homes need extra documents, including the lease and a freeholder’s management pack.
- Improvements often need certificates such as FENSA, regulations approval, or planning consent.
- Starting early removes the delays that cause so many sales to fall apart.
The Short Answer on Documents You Need
Selling a home in the UK calls for identity and address documents, your title deeds, a valid Energy Performance Certificate, a completed Property Information Form (TA6), and a Fittings and Contents Form (TA10). Leasehold homes call for further paperwork on top of these basics.
Most of these items sit with you, your conveyancer, or a public register, so none should be a mystery once you know where to look. The trickier factor is timing. Sellers who leave it late often watch a transaction drift while a single certificate is tracked down.
| Document |
What it does |
Where to get it |
| Proof of ID and address |
Confirms who you are for compliance checks |
Passport or driving licence plus a recent bill |
| Title deeds |
Show you legally own the property |
HM Land Registry or your conveyancer |
| EPC |
Rates the home’s energy use |
An accredited domestic energy assessor |
| TA6 form |
Discloses the property’s key facts |
Completed by you with your conveyancer |
| TA10 form |
Lists what stays and what goes |
Filled in by you and your solicitor |
| Leasehold pack (TA7) |
Sets out lease terms and charges |
Your freeholder or building manager |
Fall-through rates have climbed sharply, which is why early preparation matters.
Proof of Identity and Address Comes First
Proof of identity is the very first thing any UK seller hands over. Estate agents, conveyancers and mortgage lenders are all bound by law to verify who you are under rules that guard against money laundering, so nothing progresses until these checks clear.
You will usually be asked for two separate items:
- A current passport or photocard driving licence to confirm your identity.
- A recent utility bill or bank statement, dated within the last three months, to confirm your address.
| Heads up: Without verified identity documents, a solicitor cannot open a file or start work, so sort this out the moment you instruct one. |
Title Deeds and Proof That You Own the Home
Title deeds are the legal records that prove you own a property and hold the right to sell it. For most homes these are stored electronically, so your conveyancer can pull an official copy of HM Land Registry’s official records within minutes.
A digital official copy of the title register currently costs seven pounds, following a fee change in December 2024. If you bought the home recently, you may still have your own copy from that purchase.
There is a catch for older homes. Around 15% of land and property in the UK is still not registered, and selling an unregistered home means proving ownership with the original deeds, often through a first registration application that your solicitor handles.
Most homes in the UK sit on the register, so a lost paper deed rarely stops a sale. The register is the proof that counts.
Why an EPC Is Not Optional
An Energy Performance Certificate, or EPC, is a document that rates a home on energy efficiency using a scale from A to G. It has been mandatory for sellers since 2008, and you must have ordered one before your property is advertised.
Each certificate remains valid for a decade, so check the public register before paying for a new assessment. You can read the government’s official EPC guidance to see how the rating is produced and who can carry it out.
Standards tightened in June 2025, with assessors now recording more detail about glazing, heating and insulation. Keeping receipts for any energy upgrades helps your home earn the rating it deserves.
| Pro tip: Arrange your EPC as soon as you decide to sell. Many estate agents can book the assessment for you, and a better rating can lift buyer interest. |
The TA6 and TA10 Forms Explained
The TA6 Property Information Form is where you disclose the practical facts about your home. It covers boundaries, neighbour disputes, building work, guarantees, flood risk, parking and utilities, and a buyer’s solicitor leans on it heavily.
The TA10 form sits beside it. This document records precisely what is included in the price, from kitchen appliances and curtains to light fixtures and garden sheds, which heads off arguments on completion day.
Accuracy on both forms matters more than sellers expect. In a recent Google review, one King West client thanked the team for going above and beyond to resolve issues that surfaced during their sale, the sort of snags that often trace back to unclear documentation. Tidy paperwork from the outset gives your agent and solicitor far less to untangle later.
Extra Documents for Leasehold Properties
Leasehold sellers carry a heavier load than freeholders. Alongside the core documents, you will need the lease itself, a leasehold information form (TA7), and a management pack from your freeholder or managing agent.
A typical leasehold bundle includes:
- The lease agreement and any deed of variation.
- Ground rent and service charge statements for recent years.
- Buildings insurance details held by the freeholder.
- Recent accounts and minutes from the management company.
- Notices of any major works planned for the building.
| Worth knowing: Management packs can take several weeks to arrive and often carry a fee, so request yours the moment you list. Leasehold flats also fall through more often than freehold homes, which makes early preparation even more valuable. |
Certificates for Building Work, Safety and Guarantees
Any work carried out on the property tends to come with paperwork a buyer will expect to inspect. Replacement windows need a FENSA or CERTASS certificate, while extensions and structural changes need building regulations completion certificates and, where it applied, planning permission.
Pull together anything that proves work was done properly:
- FENSA or CERTASS certificates for replacement windows and doors.
- Completion certificates from building control for extensions or conversions.
- Planning permission documents where consent was required.
- Gas Safe records and an electrical condition report where relevant.
- Warranties and guarantees for damp proofing, timber treatment, a boiler, or a newer build.
If a mortgage is still secured on the home, your conveyancer will also need a redemption statement showing the outstanding balance owed to your lender.
Where an original has gone astray, an indemnity policy can reassure a cautious buyer, though tracking down the genuine paperwork is always the cleaner route.
When to Start and How Long It Takes
The best moment to gather documents is before your home reaches the open market. Some items appear instantly, while others take weeks, and the slow ones are usually the documents that hold up an otherwise healthy sale.
Front loading this work also strengthens your position once an offer lands, because a buyer who can proceed without waiting on missing papers is far less likely to drift towards another property.
Lead times vary widely, so start with the documents that take longest.
Buyers move faster when everything is ready, which is one of the simplest ways to sell your house quickly. Choosing a solicitor early helps too, so it pays to start comparing conveyancing quotes as soon as you list.
Delays bite hardest inside a property chain, where one slow seller can stall everyone. Your route to market matters as well, so weigh up selling at auction against using an estate agent before you commit.
Frequently Asked Questions
Can I sell my house without an EPC?
No. An EPC is mandatory, and you need one in place before the property is marketed. A small number of listed buildings and homes due for demolition are exempt. Each certificate lasts ten years, so check whether yours is still current.
What if I cannot find my title deeds?
There is no need to panic. The vast majority of UK homes are registered, so your conveyancer can download a digital copy of your title register from HM Land Registry for seven pounds. Unregistered homes need to apply for first registration instead.
How long does it take to gather selling documents?
Identity checks and an official title copy take minutes. An EPC usually arrives within a few days. Leasehold management packs and replacement certificates can run to several weeks, so tackle those first to protect your timeline.
Who fills in the property information forms?
You complete both yourself, normally with guidance from a conveyancer. The TA6 sets out details of the property, while the TA10 covers the fittings included in the sale. Getting them right shields you from disputes nearer completion.
Do I need certificates for work done on the house?
Yes, where that work required them. New windows require FENSA or CERTASS sign off, and an extension needs building control approval. Indemnity insurance can cover a missing certificate, although many buyers prefer to see the originals.
Getting Sale Ready
Selling a home runs far more smoothly when the documents are ready before the first viewing. Identity checks, title deeds, an energy certificate and the two property forms make up the backbone of every sale, with leasehold homes and improved properties adding a few extras.
Pull these together early, lean on your conveyancer for the technical forms, and you remove the most common cause of last minute hold ups. A prepared seller is a confident one, and that confidence is what carries a deal from accepted offer through to completion.
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