due to remortgage a mortgage+loan product - worried as my LTV > 90%

auntyshell

long story short...split with ex, sold flat, gained 12K but between student loans, and credit cards had 12k debts...broker suggested pay off debts...and then interest rates started going mad and buying on my own was proving to be a struggle...

as earnings weren't quite enough ended up with mortgage of £100,995 + £11,000 loan over 35yrs fixed for 3yrs @ 6.95% (i didn't realise till recently the loan was over same length as mortgage!!)...

since purchasing the property i have done a lot of work (more than i'd anticipated and had to borrow another loan which is down to £6500 now)...it's a 1 bedroom flat with new kitchen, bathroom, carpets, doors and woodwork, central heating installed + shower etc (was previously livingroom/kitchen with double bedroom and box room off double bedroom (odd layout and improvements make so much more sense)...

anyway am due to remortgage and quite concerned that due to my loan and despite my home improvements my flat is probably going to be valued around the same price due to the current market...does anyone else have similar experience or any advice???

my product finishes nov 2010, and will go to a variable rate, on my nov 2009 statement that means a rate of 2.09% above BBR to give a current rate of 2.59%....but where will we be my nov 2010!!!???