Do You Need Chancel Repair Insurance?

Most people expect to budget for things like buildings insurance when buying a house. But there’s another, far less well-known policy that sometimes crops up during conveyancing: chancel repair insurance. It sounds obscure, and frankly, it is. Yet it can still cause enough confusion to make buyers pause and ask, do I really need this?

In this guide, we’ll explain what chancel repair liability is, why chancel repair insurance exists, how much it costs and when it might be worth having. We’ll also point out what to do if you’d rather sidestep the issue altogether.

What is chancel repair liability?

Chancel repair liability is a historic legal obligation linked to certain properties in England and Wales. In short, if your home sits on land once owned by the church, you may technically be liable for the cost of repairing the local parish chancel, in other words, the part of a church near the altar.

It’s an ancient law that dates back hundreds of years. In practice, it means a homeowner could be presented with a bill for church repairs, even if they’ve never set foot inside the building. The sums involved aren’t always small. In one famous case in the early 2000s, homeowners in Aston Cantlow were landed with a bill of over £200,000 for church repairs. Cases like this are rare, but they show why the law is still taken seriously.

Why does chancel repair insurance exist?

Because the liability still exists, mortgage lenders often want reassurance. Even if the risk is tiny, they don’t want to be caught out if a church suddenly makes a claim. Chancel repair insurance is designed to protect against this possibility.

It pays out if a claim is made, covering either the cost of repairs or the legal fight to contest it. For buyers, it’s usually seen as a small price to pay for peace of mind and to keep the lender happy.

How much is chancel repair insurance?

The good news is that it’s cheap. Most policies cost between £20 and £100 as a one-off premium, depending on the property and insurer. Unlike buildings or contents cover, you don’t pay it annually. You buy it once, and the policy lasts indefinitely for that property.

When you consider the potential cost of church repairs could run into tens of thousands, it’s clear why solicitors and lenders see this insurance as worthwhile. It’s a bit like spending a fiver on a lottery ticket, except in this case you’re protecting yourself against the unlucky draw.

Where can I buy chancel repair insurance?

You normally won’t need to shop around. Chancel repair insurance is arranged through your solicitor or conveyancer during the property purchase. They’ll run a check called a chancel search to see if the property could be affected. If there’s any chance of liability, they’ll usually recommend putting the policy in place before completion.

That said, if you already own a property and are worried about potential liability, you can also arrange cover directly through specialist insurers. It isn’t just for new purchases: existing homeowners can buy it for peace of mind too.

Do I need chancel repair insurance?

In theory, yes, you could need it. In reality, most homeowners will never face a claim. Chancel repair liability is rare, and very few parishes pursue it. But because the cost of insurance is so low, most buyers decide it’s not worth the risk of skipping it.

If you’re taking out a mortgage, the decision may be taken out of your hands anyway. Many lenders insist on a policy if the chancel search raises any doubt. If you’re a cash buyer, it’s up to you, but ask yourself if saving £20-£100 is really worth the tiny chance of a huge bill.

There may also be changes on the horizon. As of 2025 are proposed reforms to clarify the ‘obscure and uncertain’ law and remove what it calls ‘unnecessary’ conveyancing costs. Under the proposals, buyers would only be bound by chancel repair liability if it is clearly registered on the property title. If reforms go ahead, the need for most buyers to consider chancel repair insurance could disappear. For now though, the obligation still exists.

What happens if you don’t get cover?

Without cover, you’re technically exposed to any claim. In most cases, you’ll never hear a word about it. But if the church does enforce its rights, you could be liable for repair costs running into thousands. Even if you argue your case, the legal fees alone can be daunting.

That’s why many people see the policy as cheap peace of mind, even if the odds of needing it are low.

How does chancel repair liability affect selling a property?

If you’re selling, buyers and their solicitors will almost certainly raise the issue. A missing policy can slow the process, especially if a lender is involved. Sometimes, a buyer may insist you put cover in place before they proceed.

In short, not having chancel repair insurance doesn’t usually kill a sale, but it can make things slower and more stressful. It’s a box most people just prefer to tick and move on.

Do I need chancel repair insurance?

Not always. In some cases, a chancel search comes back clear, showing no link to parish land. In that scenario, no one will suggest you take out a policy. In other cases, the search is inconclusive, and that’s when insurers step in.

The important thing to know is that it isn’t a recurring cost or a huge drain on your moving budget. It’s a one-off, relatively minor line item that helps smooth the conveyancing process.

Strictly speaking, very few homeowners will ever face a claim. But because the insurance is inexpensive and often required by lenders, most buyers choose to take it out. It keeps solicitors happy, removes a possible sticking point in the sale and protects you against a very small but potentially very costly risk.

Skip the stress and sell your home quickly

If you’re worrying about the fine print of things like chancel repair liability, you’re not alone. Buying and selling a home is full of hidden hurdles, and this is just one more example of how complex it can feel.

At Sell House Fast, we take away that uncertainty. We buy any house directly for cash across the UK, which means no legal wrangling over obscure liabilities, no delays and no risk of sales falling through. With us, you’ll get:

• Personalised service tailored to your situation and goals
• A transparent process with no hidden fees (here’s how it works)
• Quick completion, often in just a matter of days
• Experience you can trust, even with tricky properties

If you’re ready to sell your house fast and make your move smoother, get a free cash offer today and see just how easy we can make your next step.