Exploring Home Buyer Insurance in the UK

Embarking on the journey of buying a home in the UK necessitates careful consideration of various aspects, including insurance. Unravel the intricacies of home insurance tailored specifically for prospective buyers and discover how to procure quotes effortlessly.

Understanding Home Buyers Protection Insurance

The process of purchasing a property in the UK can be fraught with complexities, leaving buyers vulnerable to unforeseen circumstances. Home buyers protection insurance serves as a safety net in such scenarios, providing coverage against financial losses incurred if a property sale falls through due to uncontrollable events, even after expenses like surveys or solicitor fees have been accrued.

Distinguished from standard home insurance, this specialised coverage is procured as a standalone policy, addressing the unique challenges encountered during the property purchasing journey.

Key Points to Note:

  • Home buyers' protection insurance facilitates reimbursement for expenses associated with purchasing a property in the event of a failed sale.
  • For first-time buyers securing a mortgage, lenders typically mandate buildings insurance.
  • Securing buildings insurance is essential by the time contracts are exchanged.
  • Early acquisition of contents insurance is advisable, offering protection for possessions during the relocation process.

Home buyers encounter various insurance considerations throughout the purchasing process. Understanding these nuances is crucial for comprehensive coverage.

Home Buyers' Protection Insurance:

This insurance type serves as the initial consideration for buyers, offering coverage for expenses leading up to the exchange and completion stages. It provides reimbursement for incurred costs in case of a failed sale, including mortgage fees and legal expenses.

Buildings Insurance:

Essential for homeowners, buildings insurance covers structural damages and facilitates full rebuilding costs in the event of property destruction. Although not legally mandated for mortgage-free homeowners, securing this insurance is prudent to protect valuable assets.

Contents Cover:

Complementing buildings insurance, contents cover safeguards personal belongings within the property. From furniture to gadgets, this insurance offers repair or replacement coverage for items damaged or lost due to insured events like fire or theft.

Understanding the Dynamics of Failed Sales

Despite aspiring for smooth transactions, house sales occasionally encounter obstacles. Familiarising oneself with potential hurdles is instrumental in making informed insurance decisions.

Common reasons for failed property sales include:

  • Seller withdrawal
  • Gazumping
  • Discrepancies in property valuation
  • Buyer's circumstantial changes
  • Essential property repair revelations
  • Mortgage offer expiration
  • Conveyancing delays
  • Chain collapse due to external sale failures

Optimising Protection: Is Home Buyers Insurance Essential?

With numerous expenses involved in the home buying process, securing adequate insurance coverage is paramount. Home buyers protection insurance offers financial security, reimbursing incurred costs in case of sale failures, allowing for a swift transition to subsequent property endeavours.

Inclusions and Exclusions:

Covering expenses such as mortgage valuation fees, surveyor costs, and legal fees, home buyers protection insurance offers comprehensive protection. However, certain circumstances, such as pre-awareness of sale failure, voluntary sale withdrawal, or specific property conditions, may not be covered.

Cost Considerations:

The cost of home buyers insurance varies among providers and coverage levels. Generally, comprehensive coverage entails higher premiums.

Timely Acquisition:

Procuring home buyers protection insurance immediately after offer acceptance ensures proactive financial protection throughout the purchasing journey.

Navigating the intricacies of home buying in the UK demands comprehensive insurance coverage. From initial considerations like home buyers protection insurance to ongoing needs like buildings and contents cover, understanding insurance dynamics is indispensable for a seamless buying experience.


Do you need buildings insurance on a new build?

Your mortgage lender will insist on buildings insurance no matter what age the property is. While you can expect less things to go wrong with a new build, it doesn’t mean it’s immune from damage from storms, fire or flooding.

Most new build homes come with a warranty which covers you for the work the builder has carried out, which is separate to home insurance.

New build homes often have a postcode that isn’t on insurers’ systems which can make it difficult to buy home insurance. Contact the builder or developer to make sure your postcode is registered.

Can I transfer my existing home insurance policy to my new house?

Typically this is a straightforward process though you might need to pay a fee to change the details of the policy and the premium might change.

iInsurers base their premiums on factors like the type of home you live in and its location, so your premium could go up or down.

Do I need home insurance if I don’t have a mortgage?

It’s not a legal requirement to have home insurance. But you need to think about how you’d cover the costs if something happened to your home or its contents. Without cover in place, the amount you’d need to pay to repair your home or replace your things (if you faced a situation like a fire, flood, storm, or burglary) could be very high

How can I prevent my property chain from breaking?

You’ll be in a property chain if you need to wait for your seller to buy another home before you can move. The more houses involved, the more chance there is of a sale falling through and breaking the chain - potentially leaving you without a home to buy.

Although you can’t fully prevent the chain from breaking, there are some steps you can take to help things go smoothly:

  • Consider buying a new build property
  • Avoid buying a home in a long chain
  • Use a good conveyancer or solicitor that can keep things moving
  • Put your property up for sale at a realistic price that will encourage buyers
  • Consider selling your home first and moving in with family or renting until you can buy
  • Be honest about any problems with your home so the survey won’t reveal any surprises
  • If you’re selling your home, try waiting until you have a first-time buyer or cash buyer
  • Take out home buyer protection insurance to cover your costs if the sale does fall through

Do I have to buy insurance through my mortgage provider?

There is no requirement whatsoever for a homebuyer to purchase insurance through a lender. The smart move is to compare prices to get the best value policy, which could be with another insurer.

You’re also free to choose contents and buildings insurance from different providers, but it’s worth checking if it works out best value as sometimes you get a superior deal by buying a both from the same insurer. In the event of a claim it also means dealing with one company.

How much should I insure my new property for?

The amount of cover should match what it would cost to rebuild your property from scratch, rather than what it cost to buy or its market value.

Your home’s rebuild cost will be on your mortgage valuation report or your surveyor’s report, or you can use the free rebuilding cost calculator from the Association of British Insurers.

Being correctly insured is essential to ensure you’re covered should the worst happen to your home.

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