i am 70 years old and in good health ,can i extend my mortgage repayments for 2 more years,it's due to be paid in full the end of march.

The short answer is 'perhaps'. It will depend on your lender, but if they have a hard limit of age 70 you may have some problems.

You say that you are already 70, so it is likely that your lenders age limit is more than 70, so most likely 75, in which case you have more likelihood of convincing them to extend the loan.

Your lender may ask for proof of ability to service the loan, although given the assumption that you are currently repaying it, this may be less of an issue.

Really you either need to start a dialogue with them now, so that everything is sorted prior to the end of your mortgage, or you need to speak to a mortgage broker who can start the conversation on your behalf.

One thing the lender will not take kindly to is just being told you cannot repay it on the day after you were meant to, so don't defer doing something about it.

Yes, what you are asking for can be done but will depend on your lender.

some lenders have a strict 65 cut off whereas others are happy to 85 as long as they can see that the loan is affordable.

in the first instance i would contact the mortgage department of your lender - dont bother with the local branch as they cant make that decision and will only call the mortgage dept anyway!

if your lender says no (i'd be surprised if they did) i can assure you that i have successfully placed remortgage cases for clients in your age band and as you are looking at 2 years this should still be in your interest.

this is all assuming your lender hasnt tied you to a deal that extends beyond the term of your mortgage in which case you will have to stay put but equally they will have to give you the 2 years.

i realise that there might be underlying reasons for you looking into this but you will need to act swiftly given how close we are to your current final date.

feel free to get in touch.....

This is something that you need to discuss with the lender, if your current loan is about to come to an end and if there is an outstanding balance (which, of course, there won't be if it is a repayment loan and you have met your repayments so far). I would not really expect a problem.

The real question is what to do in the long term if you have an outstanding mortgage debt. You have these basic options:
1 Pay the mortgage off if you have the funds elsewhere.
2 Remortgage or continue with this loan on a long-term interest-only basis, but this is only viable if you have enough income both to obtain such a loan and to meet the payments, which you must expect to creep up as time passes and interest rates rise. A remortgage would also depend on other factors, notably the value of your home.
3. If the loan is relatively low in relation to the value of the property (under, say, around 30%) you may be eligible for some kind of equity release plan. These would mean no more monthly payments, but the amount you owe would increase as the interest is 'rolled-up' in the debt. Certainly not right for everyone, and must be considered with great care - contact me on another adviser if you would like to talk this through more fully.
4. Finally, depending upon your wishes and the equity in your property, you might consider trading down to a smaller property, with lower outgoings and a lower (or ideally zero) mortgage. Now would be a good time to start the selling process , if it is a route you decide to go down.

If there are long-term issues to address - longer than the next two years - why not start planning for them now?

As the other contributors say this should not really be a problem especillay given the aging population, increasing state pension age and outlawing of enforced retirement simply on age grounds lenders are falling in line and permitting mortgages into later life - The Mortgage Works - a subsidiary of Nationwide Bs for example will now lend to your 90th birthday.

Clearly what all lenders are most interested in is your ability to repay the loan and not having to go through the expense and hassle of repossession etc - so as long as you can make a good case that the loan will be repaid in some way or another they should play ball.

You won't be able to 'make' it happen, however if your lender forces you into a position where formal arrears are your only option you should talk to them about how responsible they are being as a lender.

I presume something negative has happened to your situation, as with rates at historically low levels your mortgage should be the cheapest it has ever been - and I would also say that it is unlikely that house prices are going to 'pick up' soon, so you may be best off swallowing a loss and selling now, provided you have sufficient equity to walk away without debt.

I think your best option may be to seek assistance from a debt councillor, and get them to write to your lender on your behalf, as lenders will often consider your request as more 'serious' if you have gone to the trouble of seeking professional assistance. There is no guarantee it will help however.

Best of luck.