Guide for buyers and sellers in Thornton-Cleveleys & the Fylde Coast
No matter where you currently stand on the property ladder, whether as a first-time buyer, moving on to your next property, or selling a family home on the Fylde Coast, property chains are one of those things that most buyers and sellers encounter at some point.
If you are lucky, these can be straightforward, with transactions running smoothly and on time. However, they can often grind to a standstill at the least convenient moment, for reasons that have nothing to do with you.
In our recent articles on local conveyancing issues in Thornton‑Cleveleys and the Fylde Coast and the steps involved in buying your first home, our residential property team covered what happens at each stage of the process and why local knowledge matters. In this blog, the residential property team takes a closer look at property chains: what they are, why they cause delays, and what you can do to keep your transaction moving.
What Is a Property Chain in England and Wales?
As the term suggests, a property chain forms when several buyers and sellers are linked together. You are buying your home from someone who is simultaneously buying a property from someone else, and so on. Each of these transactions depends on the others completing around the same time.
If you are buying from a seller who has already moved out, this is known as ‘chain-free’. These conveyancing transactions tend to move faster. However, most residential property sales in England and Wales involve a chain of some kind, and on the Fylde Coast, where many people are moving within the area or upsizing from a starter home, chains of three or four properties are not uncommon.
The longer the property chain, the more opportunities there are for something to go wrong. If one party in the chain has an issue, whether that is a mortgage delay, a survey issue, or a buyer who withdraws, this can affect every other transaction in the chain.
How Long Does Conveyancing Take in England and Wales?
While this is one of the most common questions asked by buyers and sellers, the honest answer is that it varies considerably. In England and Wales, most transactions typically complete between 8–12 weeks, although many transactions now take longer depending on complexity, particularly where there is a chain. Waiting for a mortgage offer, transactions involving a property chain, leasehold complications, new builds, or local search delays, can all delay the process.
Search turnaround times can vary between local authorities, and there have been periods where searches take longer than expected, particularly following busy periods in the property market or staffing issues at local councils. Your solicitor will order the relevant searches as early as possible, but this is one area of the process that is largely outside of anyone’s direct control once the instruction has been placed.
Planning ahead and instructing a local conveyancing solicitor promptly after an offer is accepted is the single most effective way to avoid adding unnecessary time to your transaction.
What Are the Most Common Causes of Conveyancing Delays?
Delays in a property chain can happen for several reasons, but some are more common than others, and happen due to a handful of repeated problems, including:
Waiting for replies: Slow responses to enquiries are one of the most common reasons for a delay. Once searches have come back and your solicitor has raised enquiries with the seller’s solicitor, there is often a wait for replies. Typically, this happens when the seller needs to track down specific information, such as old planning permissions, building regulations certificates, or documentation about work carried out to the property.
Mortgage offers: A mortgage offer involves its own timeline. Buyers may be waiting for the lender to process the application, and if the offer has conditions attached, such as a retention or requirement for further information, this can cause subsequent delays. Offers also expire, which becomes a problem if the chain moves slowly and a buyer’s offer lapses before exchange.
Survey and search results: Survey findings and search results that raise questions can prevent a chain from progressing while the buyer decides how to proceed, whether to renegotiate, request repairs, or, in some cases, withdraw from the purchase. Our previous blog highlighted some of the common conveyancing issues in Thornton-Cleveleys and the wider Fylde Coast, where location factors, ground conditions, and local planning restrictions can affect property transactions.
Change of circumstances: Sometimes a chain can collapse when one party pulls out of the transaction because they have changed their mind, have decided not to sell, financial circumstances have changed, or a buyer finds another property. Currently, there is no standardised or legally binding reservation system in England and Wales, and until contracts are exchanged, anyone can withdraw without legal penalty. This is extremely frustrating for everyone else in the chain, but unfortunately, it is not uncommon.
How to Speed Up Conveyancing in a Property Chain
- Instruct your solicitor as soon as your offer is accepted
The earlier you instruct a solicitor, the better placed you will be to hit the ground running once you have had an offer accepted. Ideally, you will have already researched conveyancing solicitors while you were searching for a property. The gap between having your offer accepted and your solicitor receiving the draft contract can be used productively. Your solicitor can use this time to start onboarding you, carry out the required identity checks, and prepare for the work ahead.
- Get your documents together early
Your solicitor will need various pieces of information from you including identification documents and proof of funds from the outset. Sellers will need to complete property information forms and a fittings and contents form. The sooner these are completed accurately and returned, the sooner the solicitor can get on with the legal processes involved in property transaction. Incomplete forms can also add unnecessary delays to the process, so ensure you are competing these accurately.
If you are selling a property, try to locate any documents you have for works carried out to the home. Planning permissions, building regulations, completion certificates, guarantees for things like window installations or boiler replacements, and building warranties, can all come up during enquiries. Having these ready to hand can considerably speed up the replies.
- Stay available and respond promptly
Conveyancing requires decisions and responses throughout the process, not just at the start and end of the transaction. When your solicitor contacts you with a query, a document to sign, or a request for further information, responding as quickly as possible helps to keep things moving. A delay of even a few days at each stage can add up to weeks over the course of a transaction.
If you are going to be away or less contactable at any point, let your solicitor know in advance so they can plan around it.
- Keep your mortgage offer in order
A Mortgage in Principle helps to demonstrate that you can proceed when making an offer, but the full mortgage application and formal offer are what your solicitors need to report to you and progress to exchange. Getting your application submitted promptly, supplying your lender with everything they ask for quickly, and checking that your mortgage offer does not expire before you are ready to exchange are all worth paying attention to.
If your circumstances change during the conveyancing process, such as a change in financial circumstances or employment, it is important to inform your mortgage broker or lender as soon as possible. Changes can affect your offer, and the earlier any issues are raised, the more time there is to address them.
- Consider chain-free options if speed is important
If purchasing a chain-free property is a priority, new-build homes are one possibility, though it is important to realise they come with their own considerations around completion timescales, reservation fees, and developer contracts. Purchasing a property where the seller is ready to move straight away, or where the property is vacant (for example, a property being sold during probate), can also provide shorter, or chain-free options.
What Happens If a Chain Collapses?
If a chain collapses before exchange, any costs you have incurred, such as solicitor’s fees to date, survey costs, and mortgage arrangement fees, are generally not recoverable from the other party. One of the most frustrating realities of property law in England and Wales is the lack of a binding commitment until contracts are exchanged.
If a chain collapses after exchange, the legal position is slightly different. After this point, both parties are contractually committed to the transaction, and failure to complete has serious consequences including loss of deposit and potential further cost liabilities. A transaction collapsing after exchange is less common, but it does happen. This is rare and usually involves a failure to complete after exchange, which is a breach of contract rather than a simple withdrawal.
Where a chain is at risk of collapsing due to one party’s circumstances, solicitors and agents can sometimes work to restructure the chain, for example, by extending a deadline or by finding a buyer for a property that has suddenly become problematic. There is no guarantee this will work, but where everyone wants to proceed, there is usually some flexibility to explore.
How MJV Solicitors Can Help
Our residential conveyancing team handles property transactions for buyers and sellers across Thornton-Cleveleys, Blackpool, and the wider Fylde Coast. If you are thinking about buying or selling, our team can guide you through the process.
At MJV Solicitors, you will receive both legal expertise and insight specific to the Thornton‑Cleveleys and Fylde Coast property market. Our experienced conveyancing solicitors will support you at each stage and keep you informed about what matters most locally.
To speak with a member of our friendly property team:
- Call: 01253 858231
- Email us at: info@mjvlaw.co.uk
- Or complete our enquiry form, and we’ll get back to you as quickly as we can.
Frequently Asked Questions
Can I pull out of a property chain before exchange?
Yes, in England and Wales, neither party is legally committed until contracts are exchanged. Withdrawing from a property transaction before exchange of contracts holds no legal penalty. However, it is likely you would still be liable for any costs you have already incurred, such as survey costs or legal fees for work that has been carried out, and these are not normally recoverable.
Does using a local solicitor make a difference to how fast conveyancing goes?
Local knowledge can be a significant advantage when dealing with area‑specific risks and enquiries, particularly for properties with area-specific complications such as Coastal flooding risks, planning history, or boundary irregularities common to the local area. While many issues are not unique to Thornton‑Cleveleys or the Fylde Coast, local familiarity helps solicitors anticipate which risks are most likely to arise, promptly order the appropriate searches, and raise targeted enquiries.
Local knowledge can help prevent delays, reduce uncertainty and ensure that clients receive advice that reflects both national law and local reality.
What is the difference between exchange and completion?
Exchange of contracts is when the legal commitment is made. Completion is when the purchase money is transferred, keys are released, and ownership changes hands. These two stages usually take place on different dates, although sometimes they can occur on the same day.
Do I need a solicitor if I am the seller?
While it is possible to handle the conveyancing process yourself, it is not recommended. Property transactions involve complex legal processes, and the risks of DIY conveyancing far outweigh any potential cost savings of not using a solicitor or licensed conveyancer. Along with drafting and reviewing contracts, you would need to communicate with various other legal parties involved, including the other party’s solicitor and the Land Registry. it is also important to realise that you would be expected to manage large sums of money safely and in line with anti-money laundering regulations.
