Hi Ian, I'm back! My Ifa phoned today to say that the valuation on my property wasn't enough for the amount I was asking for!!!! They only valued house at £80000 it was valued at £95000 3 years ago so I dont see how the property price has dropped that much when we've had new kitchen, added an extension so we have cloakroom and toilet downstairs! He said thats he;s contacted them to explain about valuation but they will not change their minds. He said that he will apply to halifax or woolwich and see what their valuation is before he need to refer us to a solution company! Our current mortgage is for 76000 but we would like an extra 8500 - if we can't have the extra we are happy to just have our current mortgage amount but our IFA said that as the LTV is still over 95% it doesn't make much difference,. He said that all is not lost just that we will have a different deal - what do you think? aNY thoughts good or bad please! Thanks