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Property — Park HomesUnited Kingdom
Free Park Home (Mobile Home) Sale Agreement Template
A park home is a chattel — it does not transfer an interest in land — but the resident's right to remain on the pitch is protected by a statutory pitch agreement under the Mobile Homes Act 1983. Selling a park home in the United Kingdom therefore engages two regimes simultaneously: the chattel sale (this agreement) and the statutory pitch agreement assignment under Schedule 1 Chapter 2 paragraph 8A. The site operator holds a statutory veto on the proposed buyer and a 10% commission entitlement under paragraph 7A. Our free UK template builds a structured park home sale — home description, sale price, the Notice of Proposed Sale (NoPS) and assignment trigger, vacant possession, and five Expert clauses on Schedule 1 implied terms, pitch fee review under Wyldecrest, defects and Consumer Rights Act 2015 Part 2 unfair terms, and the First-tier Tribunal (Property Chamber) dispute route.
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MOBILE HOME (PARK HOME) SALE AGREEMENT
Mobile Homes Act 1983 · SI 2013/1378 · Riverside Park (Residential) - Pitch 14 · 12 June 2026
SELLER
Patricia Margaret Holloway
The Sycamores, Pitch 14, Riverside Park, New Milton, Hampshire BH25 7QQ
Tel: 07730 442180
Email: p.holloway@example.co.uk
Tel: 07730 442180
Email: p.holloway@example.co.uk
BUYER
Stephen John Chadwick
34 Avon Court, Christchurch, Dorset BH23 2DR
Tel: 07905 218404
Email: s.chadwick@example.co.uk
Tel: 07905 218404
Email: s.chadwick@example.co.uk
THIS AGREEMENT is made on 12 June 2026 between the Seller and the Buyer in respect of the sale of the residential mobile home (the "Park Home") stationed at Pitch 14, Riverside Park (Residential).
BACKGROUND.
(A) The Seller is the current occupier of the Park Home under a pitch agreement (the "Pitch Agreement") with the site operator Riverside Park Estates Ltd of Estate Office, Riverside Park, New Milton, Hampshire BH25 7QQ (the "Site Operator").
(B) The Park Home falls within the definition of a "mobile home" in the Mobile Homes Act 1983 and the residential occupation of the Site is governed by that Act and the Mobile Homes Act 2013.
(C) The proposed sale is subject to the assignment regime in Schedule 1 Chapter 2 of the Mobile Homes Act 1983 and to the Mobile Homes (Selling and Gifting) (England) Regulations 2013 (SI 2013/1378). A Notice of Proposed Sale dated 15 April 2026 (reference NOPS-RPK-2026-04-04488) has been served on the Site Operator.
(D) The Seller agrees to sell and the Buyer agrees to buy the Park Home on the terms set out below.
BACKGROUND.
(A) The Seller is the current occupier of the Park Home under a pitch agreement (the "Pitch Agreement") with the site operator Riverside Park Estates Ltd of Estate Office, Riverside Park, New Milton, Hampshire BH25 7QQ (the "Site Operator").
(B) The Park Home falls within the definition of a "mobile home" in the Mobile Homes Act 1983 and the residential occupation of the Site is governed by that Act and the Mobile Homes Act 2013.
(C) The proposed sale is subject to the assignment regime in Schedule 1 Chapter 2 of the Mobile Homes Act 1983 and to the Mobile Homes (Selling and Gifting) (England) Regulations 2013 (SI 2013/1378). A Notice of Proposed Sale dated 15 April 2026 (reference NOPS-RPK-2026-04-04488) has been served on the Site Operator.
(D) The Seller agrees to sell and the Buyer agrees to buy the Park Home on the terms set out below.
1.
THE PARK HOME
The Park Home is described as follows:
| Manufacturer | Omar Homes Ltd |
| Model | Newmarket Lodge 40 x 20 |
| Year of manufacture | 2018 |
| Length (metres) | 12.20 |
| Width (metres) | 6.10 |
| Bedrooms | 2 |
| Chassis number | OM-NL-2018-44721 |
| Site | Riverside Park (Residential), Pitch 14 |
| Site Operator | Riverside Park Estates Ltd, Estate Office, Riverside Park, New Milton, Hampshire BH25 7QQ |
| Condition summary | The Park Home is in very good order for its age and use. The exterior cladding was repainted in spring 2025; the roof was inspected and recertified by Omar Homes Ltd in October 2024; the boiler (Worcester Bosch 28i Junior) was serviced under landlord gas safety annual contract in March 2026. The interior is well-maintained with the original Karndean flooring throughout, fitted kitchen units (Howdens Tewkesbury) in good order and the bathroom suite recently refreshed. The Seller has not undertaken any structural alterations. |
2.
SALE PRICE AND PAYMENT
The Buyer shall pay the Seller the total sum of GBP 98,500 (the "Sale Price") on the following terms:
(a) Deposit: GBP 9,850 payable on 14 June 2026;
(b) Balance: the balance of GBP 88,650 payable on completion;
(c) Completion date: 31 July 2026;
(d) Payment method: completion funds held by the Buyer's solicitor in escrow and released to the Seller on completion.
INCLUDED INVENTORY.
INCLUDED IN SALE: all built-in kitchen appliances (integrated Bosch fridge-freezer; Bosch dishwasher; Neff oven and hob; integrated extractor); all fitted floor coverings throughout (Karndean Knight Tile in living rooms / hall; carpet in bedrooms; tiled flooring in bathroom); all fitted curtains, blinds and curtain poles; the steel garden shed at the rear of the pitch; the patio table and four chairs on the deck; the wall-mounted television in the lounge (Samsung 55"). EXCLUDED: all freestanding furniture, all soft furnishings other than fitted curtains, all kitchenware, the garden furniture other than the patio set listed above. An inventory check at handover is undertaken under clause 4.
(a) Deposit: GBP 9,850 payable on 14 June 2026;
(b) Balance: the balance of GBP 88,650 payable on completion;
(c) Completion date: 31 July 2026;
(d) Payment method: completion funds held by the Buyer's solicitor in escrow and released to the Seller on completion.
INCLUDED INVENTORY.
INCLUDED IN SALE: all built-in kitchen appliances (integrated Bosch fridge-freezer; Bosch dishwasher; Neff oven and hob; integrated extractor); all fitted floor coverings throughout (Karndean Knight Tile in living rooms / hall; carpet in bedrooms; tiled flooring in bathroom); all fitted curtains, blinds and curtain poles; the steel garden shed at the rear of the pitch; the patio table and four chairs on the deck; the wall-mounted television in the lounge (Samsung 55"). EXCLUDED: all freestanding furniture, all soft furnishings other than fitted curtains, all kitchenware, the garden furniture other than the patio set listed above. An inventory check at handover is undertaken under clause 4.
3.
SITE OPERATOR NOTICE AND ASSIGNMENT
(A) NOTICE OF PROPOSED SALE. A Notice of Proposed Sale ("NoPS") under Schedule 1 Chapter 2 paragraph 8A of the Mobile Homes Act 1983 and the Mobile Homes (Selling and Gifting) (England) Regulations 2013 was served on the Site Operator on 15 April 2026 under reference NOPS-RPK-2026-04-04488. The NoPS named the Buyer and set out the Buyer's relevant particulars.
(B) NOTICE OF REFUSAL WINDOW. The Site Operator has 21 days from service of the NoPS to serve a Notice of Refusal ("NoR") - in this case the NoR window expired or expires on 6 May 2026.
(C) STATUS. No Notice of Refusal has been served and the 21-day window has expired - the proposed sale proceeds in accordance with paragraph 8A of Schedule 1 Chapter 2 of the Mobile Homes Act 1983 and the buyer is treated as an approved transferee.
(D) COMPLETION CONDITIONAL. Completion of this agreement is conditional on the proposed sale being able to proceed under the assignment regime. Where a NoR has been served and the parties dispute the refusal, the matter is referred to the First-tier Tribunal (Property Chamber - Residential Property) per Sandell v Wyldecrest Parks [2024] UKUT 158 (LC).
(B) NOTICE OF REFUSAL WINDOW. The Site Operator has 21 days from service of the NoPS to serve a Notice of Refusal ("NoR") - in this case the NoR window expired or expires on 6 May 2026.
(C) STATUS. No Notice of Refusal has been served and the 21-day window has expired - the proposed sale proceeds in accordance with paragraph 8A of Schedule 1 Chapter 2 of the Mobile Homes Act 1983 and the buyer is treated as an approved transferee.
(D) COMPLETION CONDITIONAL. Completion of this agreement is conditional on the proposed sale being able to proceed under the assignment regime. Where a NoR has been served and the parties dispute the refusal, the matter is referred to the First-tier Tribunal (Property Chamber - Residential Property) per Sandell v Wyldecrest Parks [2024] UKUT 158 (LC).
4.
VACANT POSSESSION AND HANDOVER
(A) VACANT POSSESSION. The Seller shall give the Buyer vacant possession of the Park Home on 31 July 2026.
(B) KEYS. The Seller shall deliver to the Buyer on the handover: two front-door keys; one rear-door key; one steel garden shed padlock key; one window-restrictor key for each bedroom; one CO and smoke alarm test wand; site barrier fob and visitor parking permit.
(C) METER READINGS. The parties shall take meter readings at the handover and apportion utilities up to that point. Readings recorded:
Electricity: 24,841 kWh (E.ON Next account); Gas: 11,442 kWh (British Gas account); Water (separately metered): 218 m3 (South West Water account); LPG (cylinder bottled): 2 x 47 kg full at handover; site service charge paid to 31 July 2026 inclusive..
(D) INVENTORY CHECK. An inventory check HAS been undertaken at handover and is signed by both parties on the inventory schedule annexed to this agreement.
(E) UTILITIES. The Buyer shall arrange transfer of all utility, telephone and broadband accounts into the Buyer's name from completion date. The Seller shall provide forwarding details.
(B) KEYS. The Seller shall deliver to the Buyer on the handover: two front-door keys; one rear-door key; one steel garden shed padlock key; one window-restrictor key for each bedroom; one CO and smoke alarm test wand; site barrier fob and visitor parking permit.
(C) METER READINGS. The parties shall take meter readings at the handover and apportion utilities up to that point. Readings recorded:
Electricity: 24,841 kWh (E.ON Next account); Gas: 11,442 kWh (British Gas account); Water (separately metered): 218 m3 (South West Water account); LPG (cylinder bottled): 2 x 47 kg full at handover; site service charge paid to 31 July 2026 inclusive..
(D) INVENTORY CHECK. An inventory check HAS been undertaken at handover and is signed by both parties on the inventory schedule annexed to this agreement.
(E) UTILITIES. The Buyer shall arrange transfer of all utility, telephone and broadband accounts into the Buyer's name from completion date. The Seller shall provide forwarding details.
5.
MOBILE HOMES ACT 1983 SCHEDULE 1 IMPLIED TERMS
(A) IMPLIED TERMS APPLY. Schedule 1 Chapter 2 of the Mobile Homes Act 1983 implies a set of statutory terms into every pitch agreement that govern the assignment, pitch fees and commission position on a sale.
(B) COMMISSION CAP - PARAGRAPH 7A. Paragraph 7A of Schedule 1 Chapter 2 caps the Site Operator's commission on an assignment of the pitch agreement at 10% of the sale price. The percentage is fixed by the Mobile Homes (Site Owner Commission) (England) Order 2013 (SI 2013/981).
(C) COMMISSION APPLIED. The commission rate applied on this sale is 10% of the Sale Price (within or at the 10% statutory cap).
(D) COMMISSION ROUTE. The commission shall be deducted at completion from the sale price and paid by the Seller's conveyancer directly to the site operator on the completion date.
(E) PARAGRAPH 8A - ASSIGNMENT. Under Schedule 1 Chapter 2 paragraph 8A, the Seller may assign the pitch agreement to the Buyer subject to the Site Operator's approval. The Site Operator may refuse approval only on grounds that the Buyer is not a suitable person to occupy the Park Home. Refusal must be by Notice of Refusal within 21 days of the NoPS; absence of NoR within the window is deemed consent.
(F) SANDELL v WYLDECREST PARKS [2024] UKUT 158 (LC). The Upper Tribunal (Lands Chamber) in Sandell v Wyldecrest Parks [2024] UKUT 158 (LC) confirmed that the Site Operator's refusal must be grounded in objective unsuitability of the proposed Buyer and not in commercial preference (for example, a preference to sell a new park home to the Buyer from the Site Operator's stock). The First-tier Tribunal (Property Chamber - Residential Property) reviews the refusal on the merits and may overturn it where the unsuitability ground is not made out.
(G) LFRA 2024 RESERVATION. The Leasehold and Freehold Reform Act 2024 reserves power to make further regulations on commission and assignment; the parties acknowledge that further statutory change is anticipated and that this agreement will be construed in light of the implied terms as they apply at the time of any dispute.
Schedule 1 narrative:
The Site Operator (Riverside Park Estates Ltd) has confirmed in writing on 28 April 2026 that no Notice of Refusal will be served and that the proposed Buyer is accepted, subject to the 10% commission being deducted at completion. The commission of GBP 9,850 (10% of the Sale Price) is deducted by the Seller's conveyancer at completion and paid directly to the Site Operator against a VAT invoice. The Seller's conveyancer will provide the Buyer with a completion statement showing the deduction. The 10% rate is the statutory cap under MHA 1983 Schedule 1 Chapter 2 paragraph 7A as set by the Mobile Homes (Site Owner Commission) (England) Order 2013 (SI 2013/981); the parties acknowledge that the Leasehold and Freehold Reform Act 2024 reserves power to amend this rate by further regulations but no such reduction is in force at the date of this agreement.
(B) COMMISSION CAP - PARAGRAPH 7A. Paragraph 7A of Schedule 1 Chapter 2 caps the Site Operator's commission on an assignment of the pitch agreement at 10% of the sale price. The percentage is fixed by the Mobile Homes (Site Owner Commission) (England) Order 2013 (SI 2013/981).
(C) COMMISSION APPLIED. The commission rate applied on this sale is 10% of the Sale Price (within or at the 10% statutory cap).
(D) COMMISSION ROUTE. The commission shall be deducted at completion from the sale price and paid by the Seller's conveyancer directly to the site operator on the completion date.
(E) PARAGRAPH 8A - ASSIGNMENT. Under Schedule 1 Chapter 2 paragraph 8A, the Seller may assign the pitch agreement to the Buyer subject to the Site Operator's approval. The Site Operator may refuse approval only on grounds that the Buyer is not a suitable person to occupy the Park Home. Refusal must be by Notice of Refusal within 21 days of the NoPS; absence of NoR within the window is deemed consent.
(F) SANDELL v WYLDECREST PARKS [2024] UKUT 158 (LC). The Upper Tribunal (Lands Chamber) in Sandell v Wyldecrest Parks [2024] UKUT 158 (LC) confirmed that the Site Operator's refusal must be grounded in objective unsuitability of the proposed Buyer and not in commercial preference (for example, a preference to sell a new park home to the Buyer from the Site Operator's stock). The First-tier Tribunal (Property Chamber - Residential Property) reviews the refusal on the merits and may overturn it where the unsuitability ground is not made out.
(G) LFRA 2024 RESERVATION. The Leasehold and Freehold Reform Act 2024 reserves power to make further regulations on commission and assignment; the parties acknowledge that further statutory change is anticipated and that this agreement will be construed in light of the implied terms as they apply at the time of any dispute.
Schedule 1 narrative:
The Site Operator (Riverside Park Estates Ltd) has confirmed in writing on 28 April 2026 that no Notice of Refusal will be served and that the proposed Buyer is accepted, subject to the 10% commission being deducted at completion. The commission of GBP 9,850 (10% of the Sale Price) is deducted by the Seller's conveyancer at completion and paid directly to the Site Operator against a VAT invoice. The Seller's conveyancer will provide the Buyer with a completion statement showing the deduction. The 10% rate is the statutory cap under MHA 1983 Schedule 1 Chapter 2 paragraph 7A as set by the Mobile Homes (Site Owner Commission) (England) Order 2013 (SI 2013/981); the parties acknowledge that the Leasehold and Freehold Reform Act 2024 reserves power to amend this rate by further regulations but no such reduction is in force at the date of this agreement.
6.
PITCH FEE REVIEW - WYLDECREST V EDWARDS [2022] EWCA CIV 1067
(A) PITCH FEE OBLIGATION. Following completion the Buyer assumes the pitch fee obligation under the assigned pitch agreement. The current pitch fee is GBP 178.5.
(B) REVIEW MECHANISM. The review mechanism in this pitch agreement is: CPI - Consumer Prices Index reviewed annually in line with Schedule 1 Chapter 2 paragraph 17 of the Mobile Homes Act 1983 as amended by Mobile Homes (Pitch Fees) (Amendment) (England) Regulations 2023 (the post-2023 default measure for England).
(C) LAST REVIEW. The last pitch fee review was on 1 April 2026.
(D) NEXT REVIEW. The next pitch fee review falls on 1 April 2027.
(E) STATUTORY REVIEW FRAMEWORK. Schedule 1 Chapter 2 paragraphs 16-20 of the Mobile Homes Act 1983 govern pitch fee reviews. The Site Operator must serve a written review notice in the prescribed form at least 28 days before the review date. The pitch fee is presumed to change by the relevant index unless either party makes an application to the First-tier Tribunal (Property Chamber - Residential Property) within the prescribed window. Paragraph 18 lists the factors the FtT-PC may consider when determining whether the proposed pitch fee is reasonable.
(F) WYLDECREST PARKS v EDWARDS [2022] EWCA Civ 1067. The Court of Appeal confirmed that the FtT-PC and the Upper Tribunal (Lands Chamber) must not adopt a "presumption" in favour of CPI or RPI as the correct review measure. Each review is determined on the facts in light of the matters in Schedule 1 Chapter 2 paragraph 18. The decision is the leading authority on the pitch fee review process.
(G) NEW INDEX FROM 2 JULY 2023. The Mobile Homes (Pitch Fees) (Amendment) (England) Regulations 2023 substituted CPI for RPI as the default review measure in England with effect from 2 July 2023. Welsh pitch agreements continue under RPI pending parallel Welsh Government regulations.
Pitch fee narrative:
The current pitch fee of GBP 178.50 per month was set at the 1 April 2026 review by reference to the CPI for the 12 months to December 2025 in accordance with Schedule 1 Chapter 2 paragraph 17 of the Mobile Homes Act 1983 as amended by the Mobile Homes (Pitch Fees) (Amendment) (England) Regulations 2023. The next review falls on 1 April 2027; the Site Operator must serve the prescribed review notice at least 28 days before that date and the Buyer (as the new resident from completion) will be the recipient of the notice. The Buyer is informed of the right to make an application to the First-tier Tribunal (Property Chamber - Residential Property) within the prescribed window where the proposed pitch fee change is disputed. Wyldecrest Parks v Edwards [2022] EWCA Civ 1067 is the leading authority and confirms there is no presumption in favour of CPI or RPI - the FtT-PC reviews on the merits.
(B) REVIEW MECHANISM. The review mechanism in this pitch agreement is: CPI - Consumer Prices Index reviewed annually in line with Schedule 1 Chapter 2 paragraph 17 of the Mobile Homes Act 1983 as amended by Mobile Homes (Pitch Fees) (Amendment) (England) Regulations 2023 (the post-2023 default measure for England).
(C) LAST REVIEW. The last pitch fee review was on 1 April 2026.
(D) NEXT REVIEW. The next pitch fee review falls on 1 April 2027.
(E) STATUTORY REVIEW FRAMEWORK. Schedule 1 Chapter 2 paragraphs 16-20 of the Mobile Homes Act 1983 govern pitch fee reviews. The Site Operator must serve a written review notice in the prescribed form at least 28 days before the review date. The pitch fee is presumed to change by the relevant index unless either party makes an application to the First-tier Tribunal (Property Chamber - Residential Property) within the prescribed window. Paragraph 18 lists the factors the FtT-PC may consider when determining whether the proposed pitch fee is reasonable.
(F) WYLDECREST PARKS v EDWARDS [2022] EWCA Civ 1067. The Court of Appeal confirmed that the FtT-PC and the Upper Tribunal (Lands Chamber) must not adopt a "presumption" in favour of CPI or RPI as the correct review measure. Each review is determined on the facts in light of the matters in Schedule 1 Chapter 2 paragraph 18. The decision is the leading authority on the pitch fee review process.
(G) NEW INDEX FROM 2 JULY 2023. The Mobile Homes (Pitch Fees) (Amendment) (England) Regulations 2023 substituted CPI for RPI as the default review measure in England with effect from 2 July 2023. Welsh pitch agreements continue under RPI pending parallel Welsh Government regulations.
Pitch fee narrative:
The current pitch fee of GBP 178.50 per month was set at the 1 April 2026 review by reference to the CPI for the 12 months to December 2025 in accordance with Schedule 1 Chapter 2 paragraph 17 of the Mobile Homes Act 1983 as amended by the Mobile Homes (Pitch Fees) (Amendment) (England) Regulations 2023. The next review falls on 1 April 2027; the Site Operator must serve the prescribed review notice at least 28 days before that date and the Buyer (as the new resident from completion) will be the recipient of the notice. The Buyer is informed of the right to make an application to the First-tier Tribunal (Property Chamber - Residential Property) within the prescribed window where the proposed pitch fee change is disputed. Wyldecrest Parks v Edwards [2022] EWCA Civ 1067 is the leading authority and confirms there is no presumption in favour of CPI or RPI - the FtT-PC reviews on the merits.
7.
DEFECTS, CONDITION AND CRA 2015 PART 2 UNFAIR TERMS
(A) WARRANTY POSITION. The warranty position adopted in this sale is: limited implied terms - the Seller warrants only the matters set out in MHA 1983 Schedule 1 Chapter 2 (mainly title, peaceful occupation, pitch agreement assignment) and offers no additional condition warranty.
(B) DEFECTS DISCLOSED. The Seller has disclosed the following defects, which are accepted by the Buyer at the Sale Price:
The Seller discloses: (i) a small area of damp around the kitchen window frame on the north elevation, last addressed by Riverside Park Estates Ltd maintenance team in February 2026; (ii) a slight crack in the bathroom mirror (cosmetic, no structural impact); (iii) the bedroom 2 wardrobe door requires re-hanging at the lower hinge. The Buyer accepts these matters at the Sale Price.
(C) CRA 2015 PART 2 - UNFAIR TERMS. Where the Buyer is a consumer within section 2(3) of the Consumer Rights Act 2015 (an individual acting wholly or mainly outside their trade, business, craft or profession), Part 2 of the CRA 2015 applies to this agreement. A term that has not been individually negotiated is unfair if, contrary to the requirement of good faith, it causes a significant imbalance in the parties' rights and obligations to the detriment of the Buyer (s.62). An unfair term is not binding on the Buyer (s.62(1)).
(D) CONDITION STANDARD - WYLDECREST PARKS v EDWARDS. The condition of the Park Home is judged by reference to a reasonable Park Home of the same make, model and age in equivalent use; Wyldecrest Parks v Edwards [2022] EWCA Civ 1067 confirms that the FtT-PC and the courts apply a reasonable-condition standard rather than an as-new standard to assignment and pitch fee disputes.
(E) BUYER INSPECTION. The Buyer confirms having inspected the Park Home at the Site on or before the agreement date and having satisfied themselves as to its condition having regard to the matters in clause 1 and this clause.
Defects narrative:
The Seller is not a trader within the meaning of section 2(2) of the Consumer Rights Act 2015 - the Seller is selling a Park Home she has resided in for the last six years. Accordingly the CRA 2015 Part 1 goods-conformity warranty does not apply. The implied terms in Schedule 1 Chapter 2 of the MHA 1983 (peaceful occupation; title; pitch agreement assignment) operate as the floor of the Seller's obligations to the Buyer. The Buyer is a consumer within s.2(3) of the CRA 2015 and Part 2 of the CRA 2015 (unfair terms in consumer contracts) applies to this agreement. The condition standard reflects Wyldecrest Parks v Edwards [2022] EWCA Civ 1067 - a reasonable Park Home of the make, model and age in equivalent use.
(B) DEFECTS DISCLOSED. The Seller has disclosed the following defects, which are accepted by the Buyer at the Sale Price:
The Seller discloses: (i) a small area of damp around the kitchen window frame on the north elevation, last addressed by Riverside Park Estates Ltd maintenance team in February 2026; (ii) a slight crack in the bathroom mirror (cosmetic, no structural impact); (iii) the bedroom 2 wardrobe door requires re-hanging at the lower hinge. The Buyer accepts these matters at the Sale Price.
(C) CRA 2015 PART 2 - UNFAIR TERMS. Where the Buyer is a consumer within section 2(3) of the Consumer Rights Act 2015 (an individual acting wholly or mainly outside their trade, business, craft or profession), Part 2 of the CRA 2015 applies to this agreement. A term that has not been individually negotiated is unfair if, contrary to the requirement of good faith, it causes a significant imbalance in the parties' rights and obligations to the detriment of the Buyer (s.62). An unfair term is not binding on the Buyer (s.62(1)).
(D) CONDITION STANDARD - WYLDECREST PARKS v EDWARDS. The condition of the Park Home is judged by reference to a reasonable Park Home of the same make, model and age in equivalent use; Wyldecrest Parks v Edwards [2022] EWCA Civ 1067 confirms that the FtT-PC and the courts apply a reasonable-condition standard rather than an as-new standard to assignment and pitch fee disputes.
(E) BUYER INSPECTION. The Buyer confirms having inspected the Park Home at the Site on or before the agreement date and having satisfied themselves as to its condition having regard to the matters in clause 1 and this clause.
Defects narrative:
The Seller is not a trader within the meaning of section 2(2) of the Consumer Rights Act 2015 - the Seller is selling a Park Home she has resided in for the last six years. Accordingly the CRA 2015 Part 1 goods-conformity warranty does not apply. The implied terms in Schedule 1 Chapter 2 of the MHA 1983 (peaceful occupation; title; pitch agreement assignment) operate as the floor of the Seller's obligations to the Buyer. The Buyer is a consumer within s.2(3) of the CRA 2015 and Part 2 of the CRA 2015 (unfair terms in consumer contracts) applies to this agreement. The condition standard reflects Wyldecrest Parks v Edwards [2022] EWCA Civ 1067 - a reasonable Park Home of the make, model and age in equivalent use.
8.
DISPUTES - FTT-PC AND MOBILE HOMES ACT 2013 COMPLAINT
(A) DISPUTE ROUTE. The parties' preferred dispute route is: the First-tier Tribunal (Property Chamber - Residential Property) under Schedule 1 Chapter 2 paragraph 8A of the Mobile Homes Act 1983 - the FtT-PC reviews the site operator's refusal on the merits per the Sandell v Wyldecrest Parks [2024] UKUT 158 (LC) framework.
(B) FIRST-TIER TRIBUNAL (PROPERTY CHAMBER - RESIDENTIAL PROPERTY). The FtT-PC has jurisdiction over: (i) assignment refusal disputes under Schedule 1 Chapter 2 paragraph 8A of the Mobile Homes Act 1983 per Sandell v Wyldecrest Parks [2024] UKUT 158 (LC); (ii) pitch fee review disputes under Schedule 1 Chapter 2 paragraph 16 per Wyldecrest v Edwards [2022] EWCA Civ 1067; (iii) site rules and pitch agreement implied terms disputes per Brighton Park v Hales [2020] UKUT 286 (LC). The FtT-PC operates a no-costs rule save in exceptional cases.
(C) BRIGHTON PARK v HALES [2020] UKUT 286 (LC). The Upper Tribunal in Brighton Park v Hales [2020] UKUT 286 (LC) set out the boundary between site rules and pitch agreement implied terms and confirmed the FtT-PC's jurisdictional scope on site-rules enforcement.
(D) MOBILE HOMES ACT 2013 SECTION 10 COMPLAINT. Where the dispute concerns the Site Operator's conduct of the site licence (including the fit-and-proper-person test), the Mobile Homes Act 2013 section 10 complaint procedure to the local authority is available in parallel to the FtT-PC route.
(E) CARAVAN SITES ACT 1968 s.3. Section 3 of the Caravan Sites Act 1968 provides criminal protection from harassment of residential mobile home occupiers; the parties acknowledge that any harassment by the Site Operator is a criminal matter for the police and the local authority.
(F) UPPER TRIBUNAL APPEAL. Appeal from the FtT-PC on a point of law lies to the Upper Tribunal (Lands Chamber) under the Tribunals, Courts and Enforcement Act 2007 s.11.
Disputes narrative:
The parties' preferred dispute route in the event of any assignment refusal by the Site Operator (notwithstanding the existing written acceptance of the Buyer dated 28 April 2026) is the First-tier Tribunal (Property Chamber - Residential Property) under Schedule 1 Chapter 2 paragraph 8A of the Mobile Homes Act 1983 per Sandell v Wyldecrest Parks [2024] UKUT 158 (LC). For any pitch fee review dispute the parties anticipate the next review on 1 April 2027 the route is the FtT-PC per Wyldecrest v Edwards [2022] EWCA Civ 1067. For any complaint about the conduct of the Site Operator under the site licence the parties anticipate the Mobile Homes Act 2013 section 10 complaint procedure to the local authority (New Forest District Council). The parties agree to attempt pre-action non-court dispute resolution through a mobile-homes specialist mediator before commencing any FtT-PC or court application.
(B) FIRST-TIER TRIBUNAL (PROPERTY CHAMBER - RESIDENTIAL PROPERTY). The FtT-PC has jurisdiction over: (i) assignment refusal disputes under Schedule 1 Chapter 2 paragraph 8A of the Mobile Homes Act 1983 per Sandell v Wyldecrest Parks [2024] UKUT 158 (LC); (ii) pitch fee review disputes under Schedule 1 Chapter 2 paragraph 16 per Wyldecrest v Edwards [2022] EWCA Civ 1067; (iii) site rules and pitch agreement implied terms disputes per Brighton Park v Hales [2020] UKUT 286 (LC). The FtT-PC operates a no-costs rule save in exceptional cases.
(C) BRIGHTON PARK v HALES [2020] UKUT 286 (LC). The Upper Tribunal in Brighton Park v Hales [2020] UKUT 286 (LC) set out the boundary between site rules and pitch agreement implied terms and confirmed the FtT-PC's jurisdictional scope on site-rules enforcement.
(D) MOBILE HOMES ACT 2013 SECTION 10 COMPLAINT. Where the dispute concerns the Site Operator's conduct of the site licence (including the fit-and-proper-person test), the Mobile Homes Act 2013 section 10 complaint procedure to the local authority is available in parallel to the FtT-PC route.
(E) CARAVAN SITES ACT 1968 s.3. Section 3 of the Caravan Sites Act 1968 provides criminal protection from harassment of residential mobile home occupiers; the parties acknowledge that any harassment by the Site Operator is a criminal matter for the police and the local authority.
(F) UPPER TRIBUNAL APPEAL. Appeal from the FtT-PC on a point of law lies to the Upper Tribunal (Lands Chamber) under the Tribunals, Courts and Enforcement Act 2007 s.11.
Disputes narrative:
The parties' preferred dispute route in the event of any assignment refusal by the Site Operator (notwithstanding the existing written acceptance of the Buyer dated 28 April 2026) is the First-tier Tribunal (Property Chamber - Residential Property) under Schedule 1 Chapter 2 paragraph 8A of the Mobile Homes Act 1983 per Sandell v Wyldecrest Parks [2024] UKUT 158 (LC). For any pitch fee review dispute the parties anticipate the next review on 1 April 2027 the route is the FtT-PC per Wyldecrest v Edwards [2022] EWCA Civ 1067. For any complaint about the conduct of the Site Operator under the site licence the parties anticipate the Mobile Homes Act 2013 section 10 complaint procedure to the local authority (New Forest District Council). The parties agree to attempt pre-action non-court dispute resolution through a mobile-homes specialist mediator before commencing any FtT-PC or court application.
9.
GOVERNING LAW AND ENTIRE AGREEMENT
(A) GOVERNING LAW. This agreement is governed by the law of England and Wales.
(B) ENTIRE AGREEMENT. This agreement (together with the inventory schedule, the NoPS dated 15 April 2026 and any annexed warranty schedule) constitutes the entire agreement between the parties in respect of the sale of the Park Home and supersedes any prior negotiation.
(C) NO CONTRACT FOR INTEREST IN LAND. The parties acknowledge that the Park Home is a chattel and that this agreement is not a contract for the sale of an interest in land for the purposes of section 2 of the Law of Property (Miscellaneous Provisions) Act 1989; the pitch agreement is assigned in accordance with the MHA 1983 Schedule 1 Chapter 2 framework.
(D) STATUTORY OVERRIDE. Nothing in this agreement excludes, restricts or modifies any of the implied terms of the Mobile Homes Act 1983 Schedule 1 Chapter 2 or any of the consumer rights of the Buyer under the Consumer Rights Act 2015 Part 2.
(B) ENTIRE AGREEMENT. This agreement (together with the inventory schedule, the NoPS dated 15 April 2026 and any annexed warranty schedule) constitutes the entire agreement between the parties in respect of the sale of the Park Home and supersedes any prior negotiation.
(C) NO CONTRACT FOR INTEREST IN LAND. The parties acknowledge that the Park Home is a chattel and that this agreement is not a contract for the sale of an interest in land for the purposes of section 2 of the Law of Property (Miscellaneous Provisions) Act 1989; the pitch agreement is assigned in accordance with the MHA 1983 Schedule 1 Chapter 2 framework.
(D) STATUTORY OVERRIDE. Nothing in this agreement excludes, restricts or modifies any of the implied terms of the Mobile Homes Act 1983 Schedule 1 Chapter 2 or any of the consumer rights of the Buyer under the Consumer Rights Act 2015 Part 2.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the date indicated.
SELLER
Patricia Margaret Holloway
Seller
Date: ____________________
BUYER
Stephen John Chadwick
Buyer
Date: ____________________
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What Is a Park Home Sale Agreement?
A park home (sometimes called a "mobile home" or "residential caravan") is a chattel — a piece of moveable property — that sits on a pitch on a residential park site in the United Kingdom. The park home itself transfers by sale agreement; the pitch (the strip of land on which it sits) does not transfer because the resident never owned it. Instead the resident holds a statutory pitch agreement under the Mobile Homes Act 1983 with implied terms in Schedule 1 Chapter 2. On sale, both regimes move in parallel — the home transfers under this chattel sale agreement and the pitch agreement assigns to the buyer under Schedule 1 Chapter 2 paragraph 8A of the Mobile Homes Act 1983.
The site operator has two important rights under the statutory regime. First, the operator can refuse consent to the assignment on limited grounds set out in the Mobile Homes (Selling and Gifting) (England) Regulations 2013 (SI 2013/1378) — typically that the proposed buyer is unsuitable as a resident (e.g. would breach a site rule). Second, the operator is entitled to a 10% commission on the sale price under Schedule 1 Chapter 2 paragraph 7A of the Mobile Homes Act 1983, fixed by the Mobile Homes (Site Owner Commission) (England) Order 2013. The seller serves a Notice of Proposed Sale (NoPS) on the operator; the operator has 21 days to respond. The Leasehold and Freehold Reform Act 2024 reserves power to amend the commission rate further but the 10% cap remains the position at the time of writing.
Pitch fee reviews are governed by Schedule 1 Chapter 2 paragraph 17 (review mechanism) and paragraph 18 (review factors) of the Mobile Homes Act 1983. The Court of Appeal in Wyldecrest Parks v Edwards [2022] EWCA Civ 1067 confirmed that the First-tier Tribunal (Property Chamber — Residential Property) must not adopt a "presumption" in favour of CPI or RPI on a pitch fee review — each review is decided on the matters set out in paragraph 18. CPI replaced RPI as the default English measure from 2 July 2023. The First-tier Tribunal (Property Chamber — Residential Property) is the specialist United Kingdom tribunal for park-home disputes — assignment refusal, pitch fee review and site rules enforcement.
What's Covered in This Template
Our United Kingdom park home sale agreement template builds a structured contract covering both regimes — the chattel sale and the Schedule 1 pitch agreement assignment — with the NoPS, the 10% commission, vacant possession and five Expert clauses on implied terms, pitch fee review, defects, Consumer Rights Act 2015 Part 2 and FtT-PC dispute resolution.
Two-Regime Coverage — Chattel + Statutory Pitch
The agreement transfers the park home as a chattel and triggers the Schedule 1 Chapter 2 paragraph 8A assignment of the statutory pitch agreement under the Mobile Homes Act 1983. Both regimes must complete for the sale to take effect in the United Kingdom.
Park Home Description — Make, Model, Year, Chassis
Captures the park home description — make, model, manufacture year, chassis number (fitted on a metal plate on the underside of the home), dimensions and site address. The chassis number is also recorded on the manufacturer's warranty certificate and the site operator's pitch agreement.
Sale Price and Payment Schedule
Records the sale price, deposit (typically 10%), balance due on completion, and any specified retention for snagging or defects. The price is gross of the 10% site operator commission under Schedule 1 Chapter 2 paragraph 7A — the seller receives 90% net.
Notice of Proposed Sale (NoPS) — 21-Day Window
Pre-frames the NoPS to the site operator. The seller serves the NoPS specifying the buyer's identity and the proposed completion date. The operator has 21 days under the Mobile Homes (Selling and Gifting) (England) Regulations 2013 (SI 2013/1378) to refuse consent on limited grounds or to consent (deemed consent if no response within 21 days).
Vacant Possession on Completion
Sets the vacant possession date — the date the seller hands over the park home empty of furniture, personal effects and refuse, with keys and warranty / instruction documents. The standard is that completion of the chattel sale and assignment of the pitch agreement occur on the same date.
Schedule 1 Chapter 2 Implied Terms (Expert)
Expert clause structures the Mobile Homes Act 1983 Schedule 1 Chapter 2 implied terms — paragraph 7A (10% commission), paragraph 8A (assignment), paragraph 17 (pitch fee review mechanism), paragraph 18 (review factors). The implied terms apply to every pitch agreement and cannot be excluded.
Pitch Fee Review — Wyldecrest v Edwards (Expert)
Expert clause covers the post-completion pitch fee review under Schedule 1 paragraph 17. Per Wyldecrest Parks v Edwards [2022] EWCA Civ 1067, the First-tier Tribunal must not presume CPI or RPI — each review is decided on the paragraph 18 factors. CPI replaced RPI as the default English measure from 2 July 2023.
CRA 2015 Part 2 Unfair Terms Protection (Expert)
Expert clause covers Consumer Rights Act 2015 Part 2. Where the buyer is a consumer (an individual acting outside trade), Part 2 of the CRA 2015 applies — an unfair non-individually-negotiated term is not binding on the buyer (s.62). Part 1 (goods conformity) applies only where the seller is a trader under s.2(2).
Defects and Warranty Position (Expert)
Expert clause captures the warranty position — as-seen (caveat emptor), short warranty, manufacturer warranty assignment, or solicitor-drafted bespoke warranty. Disclosure of known defects is recorded. The seller's implied undertaking of title under Sale of Goods Act 1979 s.12 applies where the seller is a trader.
FtT (Property Chamber) Dispute Route (Expert)
Expert clause structures the First-tier Tribunal (Property Chamber — Residential Property) dispute route. FtT-PC is the specialist tribunal for assignment refusal, pitch fee review and site rules enforcement. Cites Brighton Park v Hales [2020] UKUT 286 (LC) on site rules vs pitch agreement, and Sandell v Wyldecrest Parks [2024] UKUT 158 (LC) on assignment refusal.
10% Commission and LFRA 2024 Reservation
Schedule 1 Chapter 2 paragraph 7A of the Mobile Homes Act 1983 caps the site operator's commission on assignment at 10% of the sale price (fixed by the Mobile Homes (Site Owner Commission) (England) Order 2013). The Leasehold and Freehold Reform Act 2024 reserves power to amend the rate; this expert clause documents the rate applied and the commission route.
Governing Law — England and Wales
The agreement is governed by the law of England and Wales. The Mobile Homes Act 1983 applies in England and Wales (separate regimes in Scotland and Northern Ireland). Disputes go to the FtT (Property Chamber) in the United Kingdom; appeals on a point of law go to the Upper Tribunal (Lands Chamber).
How to Build a Park Home Sale Agreement
Follow these steps to produce a structured United Kingdom park home sale agreement that handles both the chattel sale and the statutory pitch agreement assignment under the Mobile Homes Act 1983.
- 1
Identify the Park Home and the Pitch
Capture the park home description — make, model, manufacture year, chassis number (metal plate underneath, also on the warranty certificate), dimensions. Identify the site by name and address, and the specific pitch number. The site operator's pitch agreement details (date, parties) are needed for the Schedule 1 assignment.
- 2
Record the Sale Price and Payment Schedule
The sale price is gross of the 10% site operator commission under Schedule 1 Chapter 2 paragraph 7A of the Mobile Homes Act 1983 — the seller receives 90% net. Record the deposit (typically 10%), the balance due on completion and any retention for snagging or defects. CPI replaced RPI on pitch fee reviews from 2 July 2023.
- 3
Serve the Notice of Proposed Sale (NoPS) on the Site Operator
The seller serves the NoPS on the site operator specifying the buyer's identity and the proposed completion date. The operator has 21 days under the Mobile Homes (Selling and Gifting) (England) Regulations 2013 (SI 2013/1378) to refuse consent on limited grounds (typically buyer unsuitability — e.g. would breach a site rule) or consent. No response within 21 days is deemed consent.
- 4
Set the Vacant Possession Date
Completion of the chattel sale and assignment of the statutory pitch agreement should occur on the same date. The seller hands over the park home empty of furniture, personal effects and refuse, with keys and warranty / instruction documents. The 10% commission is deducted from the sale proceeds and paid to the site operator on completion.
- 5
Cover the Schedule 1 Implied Terms (Expert)
Expert clause covers the Mobile Homes Act 1983 Schedule 1 Chapter 2 implied terms — paragraph 7A (10% commission cap), paragraph 8A (assignment of the pitch agreement), paragraph 17 (pitch fee review mechanism), paragraph 18 (review factors). These implied terms apply to every pitch agreement in the United Kingdom and cannot be excluded by contract.
- 6
Address the Pitch Fee Review Position (Expert)
Expert clause covers the post-completion pitch fee review. Per the Court of Appeal in Wyldecrest Parks v Edwards [2022] EWCA Civ 1067, the First-tier Tribunal must not presume CPI or RPI on a review — each review is decided on the matters set out in paragraph 18 of Schedule 1. CPI replaced RPI as the default English measure from 2 July 2023.
- 7
Cover Consumer Rights Act 2015 Part 2 (Expert)
Where the buyer is a consumer (an individual acting outside trade), Part 2 of the Consumer Rights Act 2015 applies — an unfair non-individually-negotiated term is not binding on the buyer (s.62). Part 1 (goods conformity) applies only where the seller is a trader under s.2(2). Expert clause structures the unfair-terms compliance position.
- 8
Capture Defects and the Warranty Position (Expert)
Expert clause records the warranty position — as-seen (caveat emptor), short warranty, manufacturer warranty assignment, or solicitor-drafted bespoke warranty. Known defects are disclosed. Where the seller is a trader, the implied undertaking of title under Sale of Goods Act 1979 s.12 applies and cannot be excluded.
- 9
Pre-Frame the FtT-PC Dispute Route (Expert)
Expert clause covers the First-tier Tribunal (Property Chamber — Residential Property) — the United Kingdom specialist tribunal for park-home disputes. Cites Brighton Park v Hales [2020] UKUT 286 (LC) on the site rules / pitch agreement boundary; Sandell v Wyldecrest Parks [2024] UKUT 158 (LC) is the leading authority on assignment refusal.
- 10
Sign and Complete the Sale
Seller and buyer sign the agreement. On completion the seller hands over the park home with vacant possession; the buyer pays the balance; the 10% commission is paid to the site operator; the operator countersigns the statutory pitch agreement assignment. The buyer is now the registered resident under the assigned pitch agreement.
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Legal Considerations — Park Home Sale Agreement
Park homes in the United Kingdom occupy a hybrid statutory position — the home is a chattel; the pitch is statutory. Sale therefore engages two regimes simultaneously. The Mobile Homes Act 1983 (as amended by the Mobile Homes Act 2013) and the Mobile Homes (Selling and Gifting) (England) Regulations 2013 (SI 2013/1378) govern the assignment; the chattel sale is otherwise governed by the Sale of Goods Act 1979 (where the seller is a trader) and the Consumer Rights Act 2015 Part 2 (unfair terms).
This template is for general information and does not constitute legal advice. Park home sales involve the interaction of the chattel sale regime, the statutory pitch agreement regime and the operator commission regime — and disputes go to a specialist tribunal. Where the operator refuses consent to the assignment, where the pitch fee review is contested, or where the buyer is a consumer purchasing from a trader, specialist advice from a property solicitor with park-home experience is recommended. The Leasehold Advisory Service (LEASE) provides free first-tier advice on park-home issues to residents in England and Wales.
Reviewed for the United Kingdom (England and Wales)
Two-Regime Structure — Chattel Sale + Schedule 1 Assignment
A park home is a chattel under the Sale of Goods Act 1979 — title transfers by delivery of possession against payment. The pitch is statutory — the resident's right to remain on the pitch is protected by the Mobile Homes Act 1983, with implied terms in Schedule 1 Chapter 2. On sale, both regimes move in parallel. The chattel transfers under this sale agreement; the statutory pitch agreement assigns to the buyer under Schedule 1 Chapter 2 paragraph 8A. The site operator countersigns the assignment as a tripartite step. Both regimes must complete for the sale to take effect.
10% Commission Cap and LFRA 2024 Reservation
Schedule 1 Chapter 2 paragraph 7A of the Mobile Homes Act 1983 caps the site operator's commission on an assignment at 10% of the sale price (as fixed by the Mobile Homes (Site Owner Commission) (England) Order 2013). The Leasehold and Freehold Reform Act 2024 reserves power to amend the rate further; this expert clause documents the rate applied and the commission route. The commission is deducted from the sale proceeds and paid to the operator on completion. The seller receives 90% net.
Pitch Fee Review — No CPI / RPI Presumption (Wyldecrest)
Pitch fee reviews are governed by Schedule 1 Chapter 2 paragraph 17 (mechanism) and paragraph 18 (factors). The Court of Appeal in Wyldecrest Parks v Edwards [2022] EWCA Civ 1067 confirmed that the First-tier Tribunal (Property Chamber) must not adopt a "presumption" in favour of CPI or RPI on a review — each review is decided on the matters set out in paragraph 18. CPI replaced RPI as the default English measure from 2 July 2023. The buyer steps into the seller's pitch fee position on assignment.
FtT-PC and the Specialist Tribunal Route
The First-tier Tribunal (Property Chamber — Residential Property) is the United Kingdom specialist tribunal for park-home disputes — assignment refusal, pitch fee review, site rules enforcement and other statutory questions under the Mobile Homes Act 1983. Brighton Park v Hales [2020] UKUT 286 (LC) set the boundary between site rules and pitch agreement terms; Sandell v Wyldecrest Parks [2024] UKUT 158 (LC) is the leading United Kingdom authority on assignment refusal. Appeal on a point of law lies to the Upper Tribunal (Lands Chamber).
Frequently Asked Questions
Build Your Park Home Sale Agreement
Produce a structured United Kingdom park home (mobile home) sale agreement covering both regimes — the chattel sale and the Schedule 1 Chapter 2 paragraph 8A statutory pitch agreement assignment under the Mobile Homes Act 1983. Includes the 21-day Notice of Proposed Sale window under the Mobile Homes (Selling and Gifting) (England) Regulations 2013 (SI 2013/1378), the 10% site operator commission cap under paragraph 7A, the post-completion pitch fee review position (Wyldecrest Parks v Edwards [2022] EWCA Civ 1067), Consumer Rights Act 2015 Part 2 unfair terms protection, and the First-tier Tribunal (Property Chamber — Residential Property) dispute route with Brighton Park v Hales and Sandell v Wyldecrest Parks authorities.
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