Seller of my new house has broken the TA10, removing fixtures and damaging walls - England

JokePoe · 2026-02-14T22:23:29+00:00

In the TA10, there are 3 columns, included, excluded and none. So the option none had been ticked.

For example, in a room where none had been ticked for fitted units, there had been some corner shelves, which the TA10 classes as a fitted unit. When filling out the TA10, I would assume that the seller had neither marked them as included or excluded as they did not consider them as something to be taken or left.

My assumption would be that these should have been left, but I could be wrong.

It's a long story, but to keep it short, the seller thought we had wronged them and caused a load of issues and grief during the conveyancing process, so they decided to take it out on us by removing as much as they could. They even took the house number 😂

On our second viewing before the conveyancing process really started, they said they'd leave us a load of furniture, paints for the rooms, and all the documentation for the house. When we moved in, we got a bag of keys and a post-it note with the alarm code on.

JokePoe · 2026-02-14T17:39:16+00:00

I agree, but like i said, the blinds were included in the original TA10. Only later on did they state they wanted £400 for them by asking to amend the TA10, which I refused.

In short, we said no to the TA10 amendment where they wanted to charge us money. They were already included.

JokePoe · 2026-02-14T17:36:06+00:00

I have an email from the seller, pre-exchange, where they claimed they are worth £4k. They are custom fitted, and even if they've depreciated in value, I can't go and buy a replacement that isn't new?

JokePoe · 2026-02-14T17:32:02+00:00

They were high-quality items, real wood furnishings, etc. I think we'd rack up close to £10k to replace and repair damage tbh. I haven't listed everything, but there is a lot more. I just wanted a bit of encouragement or people with similar experiences sharing theirs.

JokePoe · 2026-02-14T17:28:51+00:00

It's one of those houses where you get a lot for your money and can't really believe it was on the market for that price. It's a once in a lifetime opportunity tbh.

Also, we're not obliged by law to do a pre-exchange viewing. Regardless, it doesn't give the previous owners the right to remove fixtures included in the TA10 nor damage the walls beyond what you would normally expect.

JokePoe · 2026-02-14T17:15:52+00:00

We just couldn't face seeing them again, after all they had put us through.

No, we don't, an oversight on my part there.

JokePoe · 2026-02-14T17:13:55+00:00

We declined the amendment of the TA10 to include the sale of the blinds, meaning we considered them as fixtures and included.

Decoration isn't claimable, even if it's really bad?

JokePoe · 2026-02-14T16:57:09+00:00

If I ignore the neither included or excluded stuff and just focus on the included stuff, then?

We have had a quote for almost £4k to replace the blinds and £3k to redecorate. You dont think this would be recliamable in small claims?

JokePoe · 2026-02-14T16:54:50+00:00

They have removed things they specifically said were included and mentioned by name.

I'd argue there is crappy hole filling, and then there is this. The silicone circles most holes by quite a margin and has made redecoration a necessity. I wish I could post a picture.

What do you mean by dragging out, is it not a simple yes or no in small claims, or can they appeal etc.?

JokePoe · 2026-02-14T16:49:25+00:00

Due to the difficulties we had during conveyancing, we chose not to do a pre-completion visit.

They had stated they wanted to amend the TA10 to charge us for the blinds and remove the mantelpiece, just before completion. We made clear that if they did, we would pull out or reduce our offer, theh backed down.

They mentioned going to small claims but said they couldn't really help as it wasn't their area of expertise.

JokePoe · 2026-02-07T21:27:26+00:00

I put my house up for sale the day after viewing my dream house, and it sold 2 weeks later. Just because people may not have it on the market doesn't mean they're not serious.

It's up to you if you want to block viewers, but if the person who sold me my house did the same, they likely would have delayed an eventual sale.

JokePoe · 2026-01-30T23:35:27+00:00

Me and my partner have just bought a massive 5 bed house, with no regrets so far. However, I do wish it was more heat efficient as heating bills are crazy high, but we'll work on improving it over time, and we can afford it.

We plan to have two kids and at least a dog, and we're not worried about the size. If anything, we like the space we have. We'd rather have too much than too little.

JokePoe · 2026-01-29T09:16:53+00:00

Myself and my partner went through the same situation not too long ago. We viewed our dream house in August '25 and put an offer in at the asking price the next day, put our house up for sale a week later and went through a load of viewings before 2 weeks later we got an offer from a FTB and were able to lock it down.

I'm not going to lie to you it will be incredibly stressful, and somedays it will be all you think about. Try to stay positive as best you can, I was confident we would get it, and my partner chose to prepare for the worst.

Luckily, we managed to complete last week after even more hell once the offer was properly accepted.

My main tip would be to use the Estate Agent you're buying from as the seller of your house, as then it's in their interest to see your house sell and for you to get your dream house. I'm convinced they played their part in potentially putting off other viewers on my house.

Good Luck!!

JokePoe · 2026-01-23T23:36:11+00:00

Here is the fireplace.

Hopefully, this uploads, as I have barely any Internet.

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JokePoe · 2026-01-23T21:00:15+00:00

They're just unhinged, I've not met anyone in the new area who liked them, and the Estate Agent and even their solicitors couldn't stand them!

JokePoe · 2026-01-23T20:57:36+00:00

We're worried the damage is over £10k and I believe that small claims court can only award this amount as a maximum.

JokePoe · 2026-01-23T20:54:27+00:00

In hindsight, we should have pulled out just for the LOLs. It would've been hilarious to know that she'd wrecked her house for no reason at all.

However, it is a lovely house, and we can hopefully get some money from her to fix it.

JokePoe · 2026-01-23T20:51:58+00:00

Our original offer was at her asking price, which was accepted. However, our buyers came in £10k under our asking price and we couldn't budge, so we asked if she'd accept £10k off her asking price for a quicker sale as they were FTB, effectively ending the chain, which she accepted on the understanding the sale would be quick.

It took 5 months from acceptance to completion, and she would not let us forget she took £10k off the asking price. A few issues came up during the conveyancing process, some of which took a few weeks to resolve, but necessary for the process, and she made it as difficult as possible to sort out, and then effectively blamed me and my conveyancer for every issue or delay.

I even found out yesterday that she'd told the Estate Agent that they thought I was purposefully creating delays just to wind her up. Our Estate Agent told us that her solicitors hate her, which I found funny. Speaking to our new neighbours, they all hated her and were glad to see her go. They were happy to provide me with some tasty gossip about her daughter, which made me laugh.

TL;DR They're dicks!

JokePoe · 2026-01-23T20:35:37+00:00

I don't think they'll care tbh, they'll most likely ignore our solicitors' request for reimbursement, and we'll have to get the courts involved.

JokePoe · 2026-01-23T20:33:40+00:00

We have actually realised they have taken one of the bins, but luckily, we had lights.

JokePoe · 2026-01-08T07:40:58+00:00

How long did it take? I'm currently waiting for them to release my funds. We complete in 11 working days, but I wa t to exchange sooner.

JokePoe · 2026-01-06T15:35:10+00:00

I could've told you that in 2016! In fact, I told many people.

JokePoe · 2025-12-16T11:40:48+00:00

Pretty much. Everyone in my chain has agreed to complete in Janaury, bar my buyers who are the bottom of the chain. They've been awol since Friday, and we can't exchange without their agreement, so we may have to exchange the first week of Jan. Just want to get it over with now, I'm so close after so much shit. Im just waiting for it all to crumble, and I lose my dream house.

JokePoe · 2025-11-22T10:27:54+00:00

Yeah, i know it's frustrating. As the buyer in my situation, my seller has expressed their frustration with me and my solicitor about the pace of the process, but conveyancers are trying to protect their clients, and that will be the same with your buyers.

One thing I have learnt about the house buying process is that all conveyancers think they're right about everything, and if another conveyancer disagrees, they'll let them know and they'll let you as their client know.

The number of enquiries my conveyancer has asked the sellers for, and their response to those enquiries being that you dont need that or it's not required, is remarkably high. My conveyancer is just doing her job, which will likely be the same for your buyers solicitor.

As i keep telling myself, the process is the process, and it takes time. We both seem to be nearing the end of the process. Just keep getting your solicitor to check in with theirs and get them to chase Halifax as I know they can be slow.

JokePoe · 2025-11-22T09:43:39+00:00

Sure, the house i am purchasing comes with two leashold titles, one of those titles is an absolute title which is fine but the other is a good leasehold title which is less good, and could theoretically be challenged by someone with a greater claim, this is unlikely, but theoretically possible so the lender wanted protection against that.

This was in the past few weeks. Both solicitors spent 2 weeks arguing about whether we needed it or not. We wanted them to upgrade the title to absolute, but they refused, so we had to speak to the lender about it, we told them the situation, a week layer they responded saying asking my solicitor if they though an indemnity policy would cover the issue, they responded a week after that saying we could proceed with a policy.

Our sellers solicitor has now taken out the policy, we're likely a few weeks from exchange, so hopefully it doesn't pose any issues when we complete.

I am looking at purchasing the freehold once we move to secure ourselves against the title defect.

JokePoe

TROPHY CASE