Thanks again PM1234, no, there is no one that I can use as a guarantor on the loan and I am certain that I will not qualify on my own. The only way to keep the property is if he stays on the mortgage (and deeds). He is very willing to waiver his rights over anything above what we have agreed, it is his idea to do what we can to keep the property. Do you think it is worth while seeing what a solicitor can draw up, it may not be watertight in the courts eyes but I think its our only chance?