Ok you have a purchase deal completed and there a pool table and a some furniture included in the sales contract. You think to yourself "No problem, anything is possible if both parties agree in writing." If there is a mortgage involved, there might be a problem.
The Real Estate Appraiser must analyze the contract to understand the transaction. Real Estate Appraisers are required by FIRREA (Federal lending guidelines) and USPAP (appraiser's ethics) to analyze the contracts and comment on sales concessions and personal property. The personal property must be assigned a value. I know, we are supposed to be Real Estate Appraisers. Used stuff sometimes is not worth much, however it might significantly effect a transaction.
Here is where the problem comes to play. When the appraisal report comes to the Underwriter of the mortgage transaction, the value assigned to the personal property will be deducted from the sales contract in the Underwriter's paper work. As far as the Underwriter is concerned, you have a new sales price for the real estate and the personal property is to be paid for separately.
If you have a $100,000 sales price and $3,000 worth of personal property, your buyer's loan is arranged as having a $97,000 sales price. That might be a problem if the buyer is expecting a low down payment loan. Buyer will make a down payment on the sales price of the real estate and will be asked to bring the personal property payment to complete the transaction.
This is not under the control of the Appraiser, Mortgage Professional or Title Company. This is a matter of mortgage underwriting guidelines.