Owning your own home

However, it means that we don't hit the 60% loan to value ratio that we needed for the 3.49% fixed rate we were after.

I'm thinking of going to a base rate tracker at 3.79% whilst I tile the bathroom etc, then get the place revalued and remortgage again when we know we can get a 250K valuation- which should be mid-next year.

Is there a reason you want to stick with HSBC? I have found them to have consistently higher rates and lower ltvs than the other high street lenders.

Co-op have a 2 year fix at 3.29 for 75% LTV, or 2.99 with a £1k fee. You have to pay the valuation charge etc...as a guide we switched to a no-fee co op deal earlier this year and I think the costs were about £270.