Thanks a lot for your input.
I had been told I could be being made redundant in October hence I took a mortgage payment holiday in order to bulk up the savings that little bit more, I do now have around Â£5,000, luckily it has been extended to the end of April so I have time to build up a little more yet.
I made a bit of a mistake taking such a short term/long fix on my BTL (10yrs) I've found out later that it is much more tax efficient to keep the balance of a BTL higher to favour a residential mortgage. So strictly speaking it's not quite because I'm in any difficulty, (not yet anyway).
I've just seen a few mortgage brokers on the board and wondered if any of them might have a good insight, but I also appreciate that what I'm asking could be very difficult to give an answer to.
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