Home Sellers Protection Insurance

When a buyer pulls out before exchange, sellers are left with solicitor fees, mortgage costs, and the stress of starting again. Home sellers protection insurance reimburses those wasted costs — for as little as £50.

Key Points

Home sellers protection insurance typically costs £50–£75 as a one-off premium
Cover limits: usually £1,000–£1,500 for solicitor fees, EPC, and estate agent costs
Also known as seller's protection insurance or home mover's protection insurance
Covers you if the buyer pulls out — not if you decide to withdraw
Some policies also cover energy performance certificate (EPC) costs and removal booking fees
Best taken out when you first accept an offer — before significant conveyancing costs are incurred

What Is Home Sellers Protection Insurance?

Home sellers protection insurance (sometimes called seller's conveyancing protection) is a one-off policy that reimburses a seller's wasted costs when a property sale collapses before exchange of contracts — specifically when the buyer is responsible for the sale falling through.

Once a sale falls through, sellers typically lose their conveyancing fee for work done to date (often £500–£1,000), any costs for EPC renewal, and — in some cases — removal booking deposits. This insurance covers those losses.

What Does It Cover?

Cost Type	Typically Covered?	Typical Limit
Conveyancing / solicitor fees (work done to date)	✅ Yes	Up to £750–£1,200
Energy Performance Certificate (EPC)	✅ Usually	Up to £100–£120
Removal company booking deposit	⚠️ Some policies	Up to £200
Mortgage early repayment charge (if sale fails)	⚠️ Rarely	Varies
Seller decides to withdraw	❌ Not covered	—
Estate agent commission	❌ Not covered (no sale = no fee)	—

When Can You Claim?

Valid claim scenarios typically include:

Your buyer withdraws from the purchase before exchange of contracts
Your buyer's mortgage is refused and they cannot proceed
Your buyer is gazundering (dropping their offer at the last minute) to a price you're unwilling to accept
Your buyer fails to exchange within an agreed timeframe
The buyer's chain collapses and they can no longer proceed

How Much Does It Cost?

Policy Type	One-Off Premium	Max Cover
Basic seller protection	£50–£60	£1,000
Standard seller protection	£60–£75	£1,500
Combined buyer + seller protection	£75–£110	£1,500–£2,000 each side

Given that conveyancing work to date on a failed sale can easily cost £500–£1,000, a £60–£75 premium is generally worth it — especially if you're selling a higher-value property in a long chain.

Sellers Protection vs Buyers Protection

Feature	Sellers Protection	Buyers Protection
Who it's for	Property seller	Property buyer
What it covers	Conveyancing fees, EPC, removal deposit	Conveyancing fees, survey, mortgage valuation
Trigger event	Buyer pulls out or chain collapses	Seller pulls out, survey failure, mortgage refusal
Typical premium	£50–£75	£50–£100

Frequently Asked Questions

Can I take out sellers protection after accepting an offer?

Yes — but take it out before your solicitor starts significant work. Most policies only cover costs incurred after the start date, so acting quickly after offer acceptance gives you the broadest cover.

Does it cover gazundering?

If a buyer drops their offer just before exchange (gazundering) and you decide to withdraw rather than accept the lower price, you may be able to claim your wasted costs — depending on your policy wording. Check carefully before buying.

Is sellers protection worth it?

For most sellers, yes. Fall-through rates in England and Wales hover around 25–30%, meaning roughly 1 in 3–4 sales fails before exchange. The cost of abortive conveyancing work alone typically exceeds the cost of the premium.

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