Generally, says Berry Everitt, MD of the Chas Everitt International property group, buyers will simply assume that anything that is permanently fixed in place ? light fittings, mirrors, built-in bookcases and eye-level ovens, for example ? is included in the sale.

?But all too many have experienced terrible disappointment on moving into their new home to find that all these ?fixtures? have been removed by the sellers ? along with the ceiling fans, purpose-made blinds, stools for the built-in bar, pool cleaner, water feature and even plants and shrubs from the garden.

?And although it is sometimes possible to get the items returned, this usually leads to much acrimony ? especially if the seller was genuinely under the impression that he was entitled to take his heirloom chandelier away to his new home.?

Fortunately, however, there is an easy way to avoid such disputes.

Ask about exclusions
Writing in the Property Signposts newsletter, Everitt says all it takes is for buyers who are viewing homes for sale to ask whether specific items they really like are included in the sale or not ? and ensure that those that do ?go with the house? are individually written into the sale agreement.

?Meanwhile, sellers should note that the method of attachment usually decides whether an item is a fixture or can realistically be considered a personal possession. A mirror hanging on the wall may rightfully be removed, for example, but if it is screwed to the bathroom wall it should be considered a fixture ? no matter when it was installed.

?Consequently, if there is a fixture the seller really wants to remove and take with him, he should write that into the sale agreement, too.?