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I doubt the house will have gone up 30%
We had 3 independent valuations and chose the middle one, when it came to valuing the property after we split - no sense muddying the waters with accusations of trying to do the other one over on money.
Lenders should be looking at your ability to repay (now and in the future) based on incomings and outgoings. The multiple is just a rule of thumb. If you have lodgers, this should count in your favour.
NotThamesWater
Thanks. I want 3...
In the example you made, the difference is that I don't need to borrow the full amount of 50% equity, so possibly the increase in deposit relative to house value will be more. Although I doubt the house will have gone up 30%, this is London so who knows. Still, regardless of how good the deposit is, if the amount I want to borrow is more than, what 5x income - it isn't possible? Do lenders take likely income from lodgers into account (in a way that makes any difference)?