I wish you guys would say who your current lender is when there are mortgage questions, this sometimes is the easiest route for renovations or extensions. If the mortgage is to be a repayment mortgage, the term will be dependent on what you consider to be affordable? Always err on the side of caution as you will usually be allowed to make overpayments when you can to reduce the term without the worry of the odd month when things are stretched. Second charges are useful when you have a early repayment charge on your current mortgage or when criteria dictates.