Contact your lender if you are having problems making your mortgage payments. You may have more than one lender because of a second mortgage (also known as a secured loan, consolidated loan or second charge). If this applies to you, it is very important that you speak to all of your lenders.

If you arrange to meet your lender;

• Take your ' personal budget ' and explain your financial difficulties.
• If there are specific reasons for your money problems, such as relationship breakdown, illness, or redundancy it is worth explaining this to your lender.
• It may be helpful if you have an idea of the current value of your property. If you think your home is worth more than your mortgage, point this out in the meeting.
• Ask your lender to clarify how much your total mortgage debt is, and details of any mortgage protection plan you may have.
• In the meeting ask exactly what options are open to you.
• If your lender offers to visit you to discuss your arrears situation, check that you will not be charged for this service. You could get free debt counselling advice at the Citizens Advice Bureau or from the National Debtline website or telephone 0808 808 4000.

Your lender will probably ask you to make your normal monthly payments plus something towards your arrears. They may want you to make payments that you feel you cannot afford. Only offer to pay what you feel you can afford.

If you cannot afford to do that, they may be able to accept another arrangement, which helps you by reducing your monthly outgoings.

You should not agree to pay more than you can afford. If you cannot come to an arrangement with your lender, make a note of what was said in the meeting and take that, with your other financial details to an independent advisor such as the 'Citizens Advice Bureau' . DO NOT STOP PAYING YOUR MORTGAGE- continue to pay as much towards your mortgage as you can.