You should not take anything for granted including the fixtures. These are the, items that are permanently attached. However, you should never assume that sellers plan to leave any item behind. The house may have weathervane, which is a fixture, but it could be a gift and the sellers won't want to part with. And it also may seem odd that a seller would go to the trouble and expense of removing a built-in spa, but this is known to happen too.

So, now what you do is make a List of all the items you think should be part of the purchase price. If the property is listed with an agency, the Multiple Listing Sheet should include items that are intended to convey with the house. That's a starting point for your list. Common items you'll want to include are the range, refrigerator, microwave, and perhaps the washer and dryer.

How about a large mirror over a fireplace mantel, or even the mantel itself if it appears to be unique or removable. Its known to happen that in a case the seller made it clear from the beginning that an heirloom mantel would not remain. But what if the seller forgot to mention that to her agent? Seeing it listed on an offer to purchase would trigger her memory.

Other items to consider adding to the list are:

Items for the seller to take along: Know also there might be certain items you would want the sellers to take along with them. Make a list of those too: such as an unused oil storage tank or an old car that doesn't appear to run.

You are preparing an offer on the house based on its current condition and with the items you expect to remain. If you discover that any item will (or will not) be removed you may wish to reconsider the price.

There may be space for your list within the offer to purchase. If not, make the list on a separate sheet of paper and attach it as an addendum to the contract, where all parties must sign it. An attorney can help if you're unsure how to proceed.

Take your list along for a final walk-through on the day of closing. If an item is missing, you'll have more clout to get it back or negotiate a price reduction if you bring it to everyone's attention before the papers are signed.

Even though most sellers are honest, you should never rely on an oral agreement regarding any aspect of a real estate transaction. The contract should state clearly what stays and what goes, leaving no doubt as to what each party has agreed to.