Borrowing from one lender to pay off another is unlikely to help you in the long term unless you expect your situation to change drastically for the better in the near future.
One option to consider is to put the property on the market and try to get at the £45k. You might then pay off your debts and still have £25k in the bank to start somewhere else, debt-free.
Your local Citizens Advice Bureau will provide free advice on debts.