Often on listings there are exclusions to the contract and often these exclusions are listed in the agent remarks section that is not available for buyer’s to see. Sometimes there are exclusions that an owner thinks of when confronted with an offer that is less than what they expected. “If they are going to offer me that then I am going to take the Apple tree in the front yard”.
Just about anything can be excluded but it is best if it is done on the listing so that a buyer is aware before they start considering buying a property. Even better than that is if the seller would simply remove and replace any item they wish to take and then there is nothing to deal with. You want that expensive washer and dryer then replace it so that the buyer can see what is included, you want that chandelier in the foyer then replace it and again let the buyer see what they are buying.
I recently had a buyer who placed an offer on a home that had the most beautiful stained glass window in the bathroom and the other side faced the breakfast nook. After they placed their offer and in the counter the owner decided that she wanted this stained glass window that my buyer just loved. This request by the seller turned the buyer’s whole attitude about the house because when they placed their offer they didn’t nickel and dime the owner and let some small things and not so small pass. The removal of the window made them feel foolish because the owner nickeled and dimed them and they are now buying another house.
Buyer’s buy emotionally and sometimes the smallist most benign act to a seller is not so benign to a buyer.