Do I sell? House advice

[Novacandy]

Hi everyone, just looking for any advice anyone could give me!

Bought my current home 2 years ago for 178k, 97k left on mortgage. No idea what it’s worth now but worried it’s worth less due to issues that I didn’t realise were there when buying (naive first time solo buyer but second time buyer, in a rush to find somewhere so I didn’t lose the sale on my first house)
Since purchasing lots of issues have come to light and also circumstances have changed, I’ve had to drop hours at work to 18 due to SEN child barely being in school and caring for them. The stress of this alone is awful and then add into the house stress is too much, I need to find a solution.

The works needing to be done on the house is
~ full new kitchen
~ full new bathroom
~ flat roof of extension needs to be replaced
~ whole house needs to be re rendered
~ damp issues in the kitchen and one part of the living room - in the kitchen one one wall you can see a tide mark and the other places you can see salts coming through the wall
~ will need a new roof at some point but seems to be ok for now

The works I’ve had done since buying
~ all 3 bedrooms replastered and painted
~ new flooring in living room and bedrooms
~ new boiler
~ composite front door and new side door
~ all new windows upstairs

I wouldn’t be able to stay in this house forever due to the 3rd bedroom being a box room and it being too small for my daughter. Problem is now I can’t afford the work needed and it’s affecting my mental health living somewhere I’m really unhappy whilst trying to take care of my child and dealing with the unbearable stress of that.

Options
~ sell the house and private rent which would eat away at my equity
~ try and port my mortgage (3 years left of current mortgage term) and find somewhere within budget that doesn’t need a great deal doing to it whilst also being big enough bedroom wise for the 3 of us (may be hard to find) (also worried about passing any new affordability checks due to decrease in working hours)
~ stay where I am and do the works over a long period of time

Any thoughts are welcome! Thank you

I’d speak to a broker to find out what your options actually are. They will probably be able to give you a rough ball park figure of what you could borrow. Can you also afford the costs of moving? Have you thought about what will happen if you don’t pass affordability checks in 3 years to remortgage? You may get stuck with your current lender as your only option.

FWIW though there is absolutely nothing wrong with a box room for a child. Get a cabin bed or bunk bed. Kids don’t need big rooms. In the nicest way possible, you can’t afford the luxury of worrying about this.

I would try to port your mortgage if you think you can find something for a similar price that needs no work. You need to make your life as stress- free as possible as you have other things to contend with.

What area, roughly, do you live in?

Sorry you're having a hard time op!

I'd personally start with having your home valued. Then you can have a look at your finances and go from there with working out what equity you'd have.

You should have a look at a mortgage calculator and find out what you could borrow based on your income and equity.

There's no harm having a look on Rightmove and even seeing if there's anything within a rough budget that would be suitable.

I would personally be hesitant to sell then rent. At the moment you have a home for you and your children that is yours as long as you keep up with mortgage payments you can stay there.
Renting is much more of a risk and I'm not sure that would be a great predicament to be in with children that have SEN.

Personally I'd do what you can over time (addressing the most urgent things first) and then in 3 years remortgage and take out a bit to finish the rest

Realistically, it's unlikely you will find a nicely decorated house which is bigger than your current house for less than or the same money even if you move area. I would forget moving your daughter out of a box room to start with. That is a luxury you can't afford.
Get some valuations and see what they come back as. And get quotes for the rerendering and the flat roof as they are the two urgent things. The bathroom and kitchen are luxuries unless they are unusable/leaking water.

What stands out to me is the render of this is resolved there is a high chance the damp issue will resolve. If the flat roof is leaking again resolving this will help. If you deal with the damp everything else will seem manageable as the house will be warm and dry.
No issues with a child in a box room there even clever ikea hacks you can do to get a bed and storage in.