Property Auctions in Keighley, Skipton & the Aire Valley
Selling at auction gives you a fixed timeline from the start and, on an unconditional lot, a binding sale on auction day. Macaulay & Co. handle the valuation, advice, and marketing, and Pattinson Auction run the sale. You choose between an unconditional auction, which exchanges on the day, and a conditional auction, which gives the buyer up to 56 days to complete.
We visit every property personally, recommend the right route and starting bid, and stay involved from instruction to completion. There is no head office referral in between: the person who values your home is the person who sees the sale through. And if the open market would serve you better, we will say so.
Is selling at auction right for your property?
Auction works best where a fixed timeline and a firm outcome matter more than waiting for the highest possible open-market offer.
| Who it suits | Why |
| Executor and probate sales | A documented, transparent process with clear dates, which helps when an estate has several beneficiaries to keep informed. |
| Landlords leaving the market | Tenanted properties can sell to investors with the tenancy in place, so there is no vacant period to cover. |
| Properties needing work | Auction attracts investors and developers who are buying for potential and won’t be put off by condition. |
| Unusual or hard-to-value homes | Where comparable sales are thin, competitive bidding lets the market set the price. |
| Sales that have fallen through | An unconditional auction exchanges on the day, so there is no waiting to see whether a buyer proceeds. |
| Sellers working to a deadline | Relocation, a probate timescale or an onward purchase: auction sets the dates from the start. |
Not sure which applies to you? The valuation visit covers auction and the open market side by side, so you can compare them for your own property.
Selling a house at auction or on the open market
Both routes have their place. The right one depends on your property, your timeline and how much certainty you need.
| Auction | Open market sale | |
| Timeline | A set auction date, then fixed deadlines to exchange and complete | No fixed timeline; depends on the buyer, their mortgage and any chain |
| Certainty | Unconditional: binding on the day. Conditional: the buyer loses their reservation fee if they withdraw before exchange | The buyer can withdraw without penalty at any point before exchange |
| Buyers | Investors, developers and cash buyers; mortgage buyers too on conditional lots | The widest pool, including buyers in a chain |
| Price | A starting bid set to attract interest, with a confidential reserve protecting your minimum | An asking price based on comparable evidence, negotiated at offer stage |
| Best for | Properties needing work, probate sales, tenanted homes, and sales where timing matters most | Well-presented homes in strong demand, where competition between buyers drives the price |
Conditional (modern method) or unconditional auction?
Pattinson Auction offers two routes. They differ in who can bid and when the sale becomes binding. We will recommend one at the valuation, based on your property and your timeline.
| Conditional (modern method) | Unconditional (traditional) | |
| How it works | The winning bidder pays a non-refundable reservation fee, then has 28 days to exchange and a further 28 days to complete | Contracts exchange on the fall of the hammer and the buyer pays a deposit on the day. Completion usually follows within 28 days |
| Who can buy | Any buyer, including those needing a mortgage | Mainly cash buyers, or those with finance arranged in advance |
| When it becomes binding | At exchange. If the buyer withdraws first, they lose their fee, but it goes to the auctioneer, not the seller | The moment the hammer falls |
| Legal pack | Not needed before bidding | Prepared by your solicitor before the auction |
| Best for | Homes with broad appeal, where excluding mortgage buyers would limit interest | Properties needing work, land, and sales where certainty on the day matters most |
One thing worth knowing: buyers factor the reservation fee into what they are prepared to bid. That is one reason we talk through both routes before recommending either.
How selling at auction works with Macaulay & Co.
Valuation visit
Macaulay visits your property, assesses whether auction suits it, and recommends a route, starting bid and reserve. There is no charge and no obligation.
Instruction
If you decide to go ahead, we instruct Pattinson Auction on your behalf and prepare your listing, including premium photography. For an unconditional sale, your solicitor prepares the legal pack before the auction; we can introduce solicitors with auction experience.
Marketing and viewings
Your property is marketed through Pattinson’s auction catalogue and website, alongside Rightmove and OnTheMarket. Every viewing is accompanied, seven days a week, by someone who knows your property.
Auction day
On an unconditional lot, contracts exchange when the hammer falls. On a conditional lot, the winning bidder pays their reservation fee and their 28-day exclusivity period begins.
Exchange and completion
Your solicitor handles the legal side, and we stay in touch with the buyer’s side until completion and the keys change hands.
Thinking about auction?
You don’t need to have decided on auction before you speak to us. Most conversations start with someone weighing up their options. We will give you a straight answer on whether auction makes sense for your property, and if it does, we will take you through every step from there.
Frequently asked questions about property auctions
How does selling a house at auction work in Yorkshire?
After a valuation visit, your property is entered into a Pattinson auction with a starting bid and a confidential reserve and marketed to buyers ahead of auction day. On an unconditional lot, contracts exchange when the hammer falls, and completion usually follows within 28 days. On a conditional lot, the winning bidder pays a reservation fee, then has 28 days to exchange and a further 28 days to complete.
What is a starting bid, and how is it different from a reserve?
The starting bid is the figure your property is advertised at and where bidding opens. It is set to draw interest. The reserve is the minimum you will accept. It is agreed with you before the auction and kept confidential. If bidding doesn’t reach the reserve, the property isn’t sold.
How quickly can I sell at auction?
On an unconditional lot, contracts exchange on auction day and completion typically follows within 28 days. On a conditional lot, the buyer has up to 56 days after the auction to exchange and complete. How soon you reach auction day depends on Pattinson’s auction calendar, and we will give you the date at the valuation.
Is a modern method auction sale legally binding?
Not when bidding ends. The buyer pays a non-refundable reservation fee, which reserves the property for them for 28 days while they exchange contracts. The sale becomes binding at exchange. If the buyer withdraws before then, they lose their fee, though it goes to the auctioneer rather than the seller, and we can return to the under-bidders or re-enter the property.
Can I sell a tenanted property at auction?
Yes. Investors often buy with a tenancy in place, which saves you a vacant period between tenants. We will make sure the tenancy details are presented clearly to bidders, and advise on how the tenancy might affect the starting bid.
What happens if my property doesn't sell at auction?
We will approach the bidders who came closest to your reserve about a post-auction offer. If that doesn’t produce a result, we can discuss a later auction or a sale on the open market. On an unconditional lot, the legal pack already prepared can help speed up the conveyancing on a later sale.
Do I need a solicitor to sell at auction?
Yes. On an unconditional lot, your solicitor prepares the legal pack (title documents, searches and special conditions of sale) before the auction, so buyers can review it before bidding. On a conditional lot, no legal pack is needed before bidding, but your solicitor still handles exchange and completion. We can introduce local solicitors with auction experience.
Which areas do you cover for auction sales?
We cover close to 30 towns and villages across Craven, Pendle and the Aire Valley from our office on Main Street, Cross Hills, including Keighley, Skipton, Silsden, Cononley, Haworth and Barnoldswick, and the BD20, BD22 and BD23 postcode areas. If your property is just outside these, call us and we will let you know if we can help.
