Have a look on Rightmove and in your local papers to see what similar properties in the area are selling for. I am not a fan of online valuations at all, but you need to "lose" over £25,000 ! The problem might not lie with the actual valuation at all, but with the method used to calculate equity. Most use 85% LTV , but a few do not and the difference could easily account for £25k.
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