Active discussions

Please or to access all these features

Talk
AIBU?

Share your dilemmas and get honest opinions from other Mumsnetters.

Original poster

Buying a house- fixtures and fittings

106 replies

MumDadBingoBlueyy · 20/09/2025 21:41

We’re in the process of buying a house and have recently found out that the vendor plans to remove all light fittings, curtain poles, shelving (including some built to fit around the chimney breast), and even rails that were fitted to the wall to create a dressing room setup.
We understand that technically some of these may be classed as fittings rather than fixtures, but this level of removal feels excessive to us — especially the dressing room rails and custom shelving, which seem integral to the use of the space.

Given that we made our offer with the assumption these items were included (nothing was mentioned about them being removed at the time), we’re now wondering:
Are we being unreasonable to want to renegotiate the price based on this?

We’re prepared to proceed with the purchase, but we don’t think the house is worth quite as much without those elements, especially as we’ll now need to replace lighting, storage, and dressing room functionality

OP posts:
New posts on this thread. Refresh page
EsmeSusanOgg · 04/10/2025 10:51

MumDadBingoBlueyy · 04/10/2025 10:45

@Travellingraspberry amazingly when it was pointed out we were making up the £30k down valuation they have now said they will leave the fitted furniture, curtain rails and light fittings. It was a very snotty response, but we will take it 😂 curtains etc are still going, which is fine as we would have replaced them eventually anyway, we will just need to get on to it a bit quicker

Good news. Shows being reasonable - but not a doormat - pays off.

Original poster
MumDadBingoBlueyy · 04/10/2025 10:45

@Travellingraspberry amazingly when it was pointed out we were making up the £30k down valuation they have now said they will leave the fitted furniture, curtain rails and light fittings. It was a very snotty response, but we will take it 😂 curtains etc are still going, which is fine as we would have replaced them eventually anyway, we will just need to get on to it a bit quicker

OP posts:
Travellingraspberry · 04/10/2025 06:41

@MumDadBingoBlueyy any update? Hoping they came to their senses!

Nodancingshoes · 27/09/2025 11:59

My parents bought a house when I was a child and the previous owners took the glass out of the greenhouse but left the frame...they also took the doorbell and every single light bulb.
When me and DH moved last, we left anything 'fitted' such as shelves, curtain rails and kitchen appliances - they wouldn't have fitted in our new home anyway

Original poster
MumDadBingoBlueyy · 27/09/2025 08:03

@Toesy that really does sound like it’s meant to be.

We will see what Monday brings, I’m hoping they talk it over with other people and realise they’re being a bit unreasonable 🤷‍♀️

OP posts:
Toesy · 26/09/2025 20:13

Stick to your guns OP.
When this type of messing around happened to my friends brother and wife, they walked away at the last minute.
The vendors came back not wanting to lose the sale, having been pains in the asses throughout the whole process.
His wife just got a bad feeling and said no, she didn't want the house after all.

Barely two weeks later, her favourite old dream doer upper house, two streets away from her parents, came up for sale via neighbourhood gossip.
They swooped in and did a deal.
She totally believes it was meant to be.
It was a a completely painless process.

Original poster
MumDadBingoBlueyy · 26/09/2025 18:20

@TheSnootiestFox i totally understand what you are saying, in this instance though we are talking dunelm style curtain rails 🙃 my shock was more the sheer amount of things they are planning to take, some of which are a lot more unusual than curtain rails!

This thread has actually now sent me looking for antique curtain rails 😂 they would look fab in the house

OP posts:
TheSnootiestFox · 26/09/2025 17:14

NewDayNewColour · 26/09/2025 16:23

You are taking this personally. There is a massive difference between Antique fixtures and a curtain rail from Dunelm, of course you would take the Antiques for your next house!

Show quote history

I'm not taking anything personally, just pointing out that not everyone has wall to wall Dunelm and Argos in their home and people shouldn't be called scummy or wanky for taking their lovely things for another house!

Original poster
MumDadBingoBlueyy · 26/09/2025 16:44

Thanks all, we are in a healthy position in the fact our house had 10 offers in a week and went to best and final, and we have first time buyers who are willing to hold on for us.

The house we are buying has been on the market several months and we had an offer accepted under asking price, so I do suspect some of this is to do with that…

Our Solicitor has been in touch with theirs today and said we are looking for a reduction in price if certain items are not left (we’ve said we don’t really care about light fittings and curtain rails- but fitted furniture we do), or we will be pulling out… let’s see what Monday brings.

For those saying 10k is a steep estimate- by the time repairs and refitting happens, with the current cost of materials and labour, I don’t think we will be far off.

I think we are being quite reasonable writing off curtains rails and light fittings, but insisting integral parts of rooms are left. To me removing the fitted furniture in the dressing room is not too dissimilar to removing the kitchen!

OP posts:
SpoonyRubyHam · 26/09/2025 16:26

Unfortunately some sellers are just not willing to work together and to be honest having being through an experience where the sellers removed things that were specifically in the listing and things they said they would leave, that cost us a lot to rectify and make good. My solicitor couldn't ever get any money back despite them "breaking" the contract without us paying alot more in legal fees to take it further. If you've not exchanged yet and there are other houses on the market that you can get id be considering that.

NewDayNewColour · 26/09/2025 16:23

TheSnootiestFox · 21/09/2025 07:05

There's nothing 'wanky' about taking some very expensive items that you already possess to another house. What a revolting phrase! As I said before, my curtain poles are antique. The one I'm taking from my sitting room came from my local church and my mum was given it by the then Church warden who knew she liked her antiques and mum then donated to the church. So a, it's beautiful, highly ornate and irreplaceable, b, has sentimental value as both my mum and the fabulous lady that gave it to her have died now, and c, my new windows are slightly smaller so it can be cut down. Why would I leave that for someone else who may not even like it? Light bulbs are in a different league admittedly but it's the people being left Smeg fridges etc that are unusual, not people like us who like the things we own and want to take them with us!

Show quote history

You are taking this personally. There is a massive difference between Antique fixtures and a curtain rail from Dunelm, of course you would take the Antiques for your next house!

zipadeedodah · 26/09/2025 16:05

Just seen that it was them that beat you up over the price!

Fuck em! As you say thats 40k you could spend on another house.

zipadeedodah · 26/09/2025 15:44

Did you beat them up over the price to start with? Not saying you shouldn't, everyone should, but just wondered if they've got the hump with you a bit.

Worralorra · 26/09/2025 15:27

Blimey! When my DSis moved, they filled holes and repainted wherever they removed anything from the walls to leave the new owners a blank canvas! I can’t believe that people would be so scummy…
If light fittings and curtain rails are being removed, this is excessive, and I’d immediately tell them I’m paying £10,000 less to make good the damage…

Lafufufu · 26/09/2025 15:02

I don't think yabu Unreasonable op... I'd prob do similar tbh and I would mean it.
Because it speaks to a more fundamental attitude of sellers and trouble to come.

They are going to be difficult and thus likely NOT make good / care about property dage. pursuing that post completion is a load of time stress and energy i wouldnt want.

So the price needs to reflect that hassle im expecting and so I can use those funds to sort out their awkwardness/ arseholery prior to move in

You have no clue what share the walls and ceilings will he left in.

As context getting a carpenter to fit two mdf units oth some bead panelling either side of a fireplace in london cost me £1k in 2022! I was 😯 ☹️
i can easily see it being 10k you'll potentially need a carpenter, electrician, plasterer and decorator....

rainbowsandraspberrygin · 26/09/2025 14:23

I think it’s OK to be annoyed but I’m not sure all that adds up to £10k and worth losing the house.

that’s the point of the F&F form - to find out what they’re leaving. They have the right to take what they want. They may be going somewhere that doesn't have what they need or they may be on a budget and need to take.

I think you need to put in writing that the sale will only proceed if nothing else is removed. What are you hoping is left?

CrotchetyQuaver · 26/09/2025 14:10

I think you've been unlucky with these sellers. Often the TR1 (I think?) can be the basis to start negotiations from but I would agree removing custom built shelving and hanging rails is pushing their luck. Light fittings and curtains/tracks/poles/blinds have always in my experience been items that could go either way. Some people go all brand new in a new house, others take some/all of it with them to reuse. Lights/switches they are supposed to leave you with something functional and working if they take the fancy ones with them.

I think you're right to walk away in these circumstances.

LibertyLily · 26/09/2025 13:39

Ginmonkeyagain · 26/09/2025 13:21

@LibertyLily I mean each to their own but I really couldn't bring myself to give than much thought about things that hold up curtains!

As you say, each to their own...that's what happens when two designers live together 😉

Elektra1 · 26/09/2025 13:23

I bought a house recently. I wrote my offer (which was over asking price) as being based on the curtains and light fittings being included in the price. When I got the fixtures and fittings form, they had listed the prices they wanted for these things. Quick email to the solicitor with my written offer attached to it sorted it.

Did you just offer a price or did you make clear that your offer was based on those things being included?

Ginmonkeyagain · 26/09/2025 13:21

@LibertyLily I mean each to their own but I really couldn't bring myself to give than much thought about things that hold up curtains!

Bruisername · 26/09/2025 13:08

I would prefer sellers removed window coverings and light fittings unless separately discussed they are very much personal taste

built in furniture should be presumed to stay and specifically mentioned at viewing/in detailing not

i once viewed a house where the owner had handmade the kitchen himself so planned to take it. Bit of a hassle for the buyer but it was made very clear

LibertyLily · 26/09/2025 13:03

Ginmonkeyagain · 26/09/2025 09:25

It would never really occur to me to take curtain poles with me - I mean they are usually fitted to the size of the windows in the house you are leaving. That said mine are just standard chrome ones from John Lewis so I'm not overly attached to them.

Yep, standard (chrome or otherwise) poles from John Lewis or wherever I'd be leaving too.

Our 60mm vintage wooden ones with ornate 'onion' or similar finials have been collected over a number of years from fleamarkets/auctions etc and are not easily replaceable. I know, because I'm currently trying to find a vaguely matching pair for a dual aspect room in our cottage and have struggled to locate anything acceptable. Each of the three houses we've sold over the past eleven years we've ended up leaving at least one of these vintage poles for our buyers, so my pool of 'spares' and associated bundle of suitably sized rings has gradually reduced.

Re: poles fitting the size of a particular window - I've got one favourite pole (found in a charity shop years ago) that has been carefully cut down more than once and the offcut(s) kept, then reattached to said pole when we moved somewhere with bigger windows...I'm that sad 😉😆

Ginmonkeyagain · 26/09/2025 09:25

It would never really occur to me to take curtain poles with me - I mean they are usually fitted to the size of the windows in the house you are leaving. That said mine are just standard chrome ones from John Lewis so I'm not overly attached to them.

Lennonjingles · 26/09/2025 08:17

I’m sorry OP you seem to have found an unfortunate seller, most would leave almost all what you’ve mentioned. To me fixtures and fittings are poles, shelves, light fittings etc. what did it say in sellers pack as to what is being left in each room. When we moved into our house seller took all lightblubs and came back next day to dig up plants to takeaway, he even kept a key and let himself in, DH was furious, I just couldn’t believe the cheek.

Didimum · 26/09/2025 07:47

MumDadBingoBlueyy · 25/09/2025 23:03

Not really when the mortgage company have down valued the property (to the tune of £30k) and we will now be looking in the region of an extra £10k to put the property back into the state we expected to get it in, providing they don’t take any additional fixtures out. We may as well take that £40k and find a house where we have some faith in the people we are buying off.

Show quote history

The down value has nothing to do with the fixtures and fittings though – that’s the point that you should have reduced your offer.

How do lights, curtain poles, shelves and rails equal £10k?

Swipe left for the next trending thread