How Does Remortgaging Work? A Guide for UK Homeowners

Remortgaging is the process of replacing your existing mortgage with a new one, either with a different lender or with your current provider. The funds from the new mortgage are used to pay off the old one, and you carry on living in the same home.

Most UK homeowners remortgage every two to five years to avoid being moved onto their lender’s Standard Variable Rate (SVR), to secure a better interest rate, or to release equity tied up in their property. The whole process takes four to eight weeks once you apply, follows a five-stage path, and is simpler than your original purchase.

This guide covers what remortgaging means, why people do it, the step-by-step process, how long it takes, what it costs, the documents you’ll need, and how much you could save. If you’d rather walk through the numbers with someone, our advisers are available seven days a week so that you can book a free consultation whenever it suits you.

What is a remortgage?

A remortgage is a new mortgage taken out on a property you already own, used to pay off the existing mortgage on that same property. You don’t move home; you move your loan. Once the new mortgage completes, your monthly payments are made to the new lender, under the new terms.

There are two routes:

  • Switching to a new lender - the most common form. A new lender pays off your existing mortgage and takes on the loan. Involves a full application, valuation, and conveyancing.

  • Staying with your current lender on a new product - known as a product transfer. Quicker and cheaper because the lender already holds your details, but you only see deals from one provider.

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What’s not a remortgage

Three things people call remortgaging that are technically different products. Understanding the distinction matters because the rules and costs differ:

  • Borrowing more from your current lender on top of your existing deal - this is called a further advance. You keep your current rate; the additional amount is on a separate (and different) rate. Not a remortgage.

  • Taking your current mortgage with you when you move home - this is porting a mortgage. The deal stays the same; the property changes.

  • Releasing equity from a property you own outright - strictly an unencumbered remortgage (most lenders still call it a remortgage), and treated under different criteria from a standard remortgage.

If you’re unsure which applies, an adviser can help you switch mortgage providers or stay put on the right product, depending on what works best.

Why do people remortgage?

There are six common reasons UK homeowners remortgage. Most people do it for one or two of them; occasionally three.

To avoid the Standard Variable Rate

Most fixed, tracker, and discount mortgages have an introductory period of two to five years. When that period ends, the lender automatically moves you onto their SVR, which will be several percentage points higher than the deal you came off. On a £200,000 mortgage, even a 2% jump adds roughly £300+ a month to your payments. Most people remortgage specifically to dodge this. You can lock in a new rate up to six months before your current deal ends, so there’s no need to ever fall onto the SVR if you plan ahead.

To release equity from your home

If your home has gone up in value or you’ve paid off a meaningful chunk of the mortgage, you can borrow against that equity by remortgaging to release equity for a larger sum. Common reasons: funding home extensions or renovations, helping a family member with a deposit, or buying a second property. The new loan is secured against your home, so the rate will be lower than a personal loan, but you’re increasing your debt and your monthly payments may go up.

To get better terms or more flexibility

Maybe you want the option to overpay without penalties, switch from a fixed rate to a tracker (or vice versa), shorten or extend the term, or move to a portable mortgage because you’re likely to move home in a few years. Remortgaging lets you re-shape the deal around the way your life looks now.

To save money on monthly payments

If interest rates have dropped since you took out your current mortgage, or your property’s value has risen and you’ve moved into a lower loan-to-value (LTV) bracket, you may qualify for a cheaper rate. Even within the same LTV band, comparing the wider market beats the retention deal your existing lender offers.

To pay for home improvements

Remortgaging to pay for home improvements is one of the most common reasons to release equity. Done well, you secure cheaper borrowing than a credit card or personal loan would offer, and the work itself adds value to the property, partially or fully offsetting the extra borrowing over time.

To consolidate debts

Some homeowners remortgage to roll high-interest unsecured debt (credit cards, personal loans, store cards) into their mortgage. The interest rate drops sharply, but the term is far longer, so you end up paying more in total even though the monthly outgoing falls. Critically, you’re also moving unsecured debt onto your home: miss the payments and the property is at risk. Get advice before going down this route. Specialist debt consolidation mortgages are available, and a broker can model the long-term cost.

How does the remortgaging process work? A step-by-step walkthrough

From initial research to completion, a remortgage follows five stages and takes between four and eight weeks once you formally apply. If you stay with your current lender on a product transfer, the process is much shorter, sometimes taking just a couple of weeks. The five stages map exactly to the way mortgage lenders structure their workflow.

Stage 1 - Preparation (3-6 months before your deal ends)

Pull out your current mortgage statement and check three things: when your introductory deal ends, your outstanding balance, and any Early Repayment Charges (ERCs) that apply if you leave before the deal’s end date. Then decide what you actually want from the new deal, whether a lower monthly payment, a fixed rate for security, the ability to overpay, or extra borrowing for a specific purpose.

Pull your credit report from Experian or Equifax (lenders tend to use one of these). A late payment or a closed account showing incorrectly is enough to push you into a worse interest band, and you can correct most errors in advance. While you’re at it, get a sense of your property’s current value: Zoopla and Rightmove give postcode-level estimates, and the gov.uk House Price Index shows the trend in your area. A lender’s own valuation will be the deciding number, but having a working figure helps you spot when a valuation comes in unfairly low.

Stage 2 - Get an Agreement in Principle (AIP)

An agreement in principle (sometimes called a decision in principle, or DIP) is a non-binding statement from a lender saying how much they’d be prepared to lend you, based on a soft credit check. Most are issued within minutes and last for up to 90 days. An AIP isn’t a guarantee of approval, but it’s a strong signal that a full application will go through, and it gives you a number to work with when comparing deals.

Stage 3 - Submit your full application

Once you’ve picked a deal, you submit a full mortgage application. The lender will run a hard credit check and ask for the documents listed in “Documents you’ll need” below. An underwriter then reviews your application against affordability rules and policy.

Stage 4 - Valuation and underwriting

The lender arranges a valuation of the property to confirm it’s worth what you say it is and to check the loan-to-value sits within their lending criteria. For straightforward remortgages this will be a desktop valuation, where the surveyor reviews comparable sales data without visiting, though some lenders still send a surveyor in person. If the valuation comes back low and you think it’s wrong, ask the lender to reconsider with comparable evidence; they sometimes will.

If everything lines up, the underwriter signs off and the lender issues a formal mortgage offer.

Stage 5 - Legal work and completion

Switching lenders means there’s a legal step (conveyancing) to move the legal charge from the old lender to the new one. A solicitor or licensed conveyancer handles this. Many remortgage deals come with “free legals”, where the new lender pays the conveyancer’s standard fee.

The solicitor carries out searches, runs ID checks, requests funds from the new lender, settles the old mortgage, and registers the new charge with HM Land Registry. Once that’s done the remortgage has completed, and your first payment to the new lender starts the following month.

Staying with your current lender on a product transfer skips Stages 4 and 5 almost entirely, so there’s no new affordability assessment, no valuation, and no legal work. You select a new product, sign the paperwork, and the rate switches over on a date you choose.

How long does a remortgage take?

The standard timeline is four to eight weeks from formal application to completion when you’re moving to a new lender. A product transfer with your existing lender is much faster, sometimes a fortnight, occasionally just days. Add another two to four weeks for research and AIP before you formally apply.

Several things can stretch the timeline: missing or inconsistent paperwork, valuation issues (the property comes back lower than expected), complex employment or income situations, leasehold properties needing additional searches, or simple lender backlogs. The single biggest predictor of a clean remortgage is having all your documents ready before you submit.

For a fuller breakdown of each stage and the cause of delays, see our guide to how long a remortgage takes.

Documents you’ll need to remortgage

Lenders ask for a consistent set of documents to verify identity, income, and your current mortgage. Having everything ready before you apply is the single biggest thing that keeps a remortgage on the four-to-eight-week timeline.

Standard documents (every applicant)

  • Proof of identity - valid passport or photocard driving licence.

  • Proof of address - a utility bill, council tax bill, or bank statement dated within the last three months.

  • Three months of recent payslips - plus your most recent P60 if you’re employed.

  • Three months of bank statements - covering all your main accounts, with no gaps.

  • Your current mortgage statement - showing outstanding balance, interest rate, deal end date, and any ERCs.

  • Details of other debts and regular outgoings - credit cards, loans, child maintenance, school fees.

  • Buildings insurance details - your new lender will need confirmation of cover from completion.

Extra documents if you’re self-employed

If you’re a sole trader, partner, or limited company director, lenders will want two to three years of accounts. Mortgages for sole traders and partnerships explains how lenders assess self-employed income; for the document side, expect to provide:

  • Two to three years of full accounts (signed off by your accountant)

  • Two to three years of SA302 tax calculations and tax year overviews from HMRC

  • If you’re a company director: business bank statements covering three months

  • Confirmation of any retained profits if you want them included in affordability

Why having documents ready matters

Most remortgage delays come down to chasing missing paperwork. Getting everything ready before submission means the lender can underwrite in days rather than weeks, the valuer can be instructed straight away, and the conveyancer doesn’t end up on hold. If your fixed-rate deal ends in three months and you haven’t started yet, document-readiness is the single highest-impact thing you should do today.

Should I Remortgage with The Same Lender or Switch?

Deciding whether to remortgage with your existing lender or switch to a new one largely depends on your financial goals and individual circumstances. To help you make an informed choice, here are some key factors to consider when staying with your current lender:

Benefits of Remortgaging with the Same Lender

  • No credit checks: Remortgaging with your existing lender typically doesn’t require a credit check. This is especially beneficial if your credit score has declined, as it may affect your ability to qualify for a new mortgage elsewhere.

  • Simpler process: The paperwork is often minimal, making the process more straightforward and less time-consuming.

  • No valuation fees: Full property valuations are usually unnecessary, helping to reduce the overall cost of the remortgage.

  • Quicker completion: With fewer procedural steps involved, the remortgage can be finalised more quickly (often four weeks instead of eight).

  • No early repayment charges: Staying with your current lender avoids early repayment fees, which you might incur if switching lenders before your mortgage term ends.

  • Minimal legal work: Little to no legal work is required, meaning you can avoid solicitor fees and other associated costs.

Disadvantages of Remortgaging with the Same Lender

  • Limited choice of products: You’re restricted to the lender’s offerings, which may not include flexible features like the ability to overpay or adjust terms.

  • Fewer competitive deals: By staying with the same lender, you may miss out on better deals available elsewhere. If you have high equity and a strong credit history, new lenders may offer you more attractive rates.

  • Lender bias: Your current lender may not inform you of better options with other providers, as they have a vested interest in keeping you. New lenders may also offer perks, such as free legal services or property valuations, which can reduce the cost of switching.

  • Potentially higher rates: If you wish to borrow more, your current lender might offer a different rate, potentially less favourable than what you could find elsewhere.

  • Risk of damaging your credit score: If your application is declined and you have no backup options, it could negatively impact your credit score, making it harder to switch lenders in the future.

  • Approval may be harder to obtain: Changes in your financial situation, such as becoming self-employed, may make it more difficult to secure approval with your current lender.

  • Missed savings opportunities: If your home’s value has increased and you don’t get a new valuation, you could miss out on a lower loan-to-value ratio, which would qualify you for better rates.

Speaking to a mortgage broker can help you make an informed decision, whether you decide to stick with your current lender or explore offers from others.

How Much Can I Remortgage My House for?

The amount you can borrow when remortgaging depends on your personal circumstances and property factors. The LTV ratio is decisive here, as a higher LTV means you’re borrowing a larger proportion of your home’s value, which might affect the terms and interest rates available to you. Most lenders typically offer up to 95% LTV, though some specialist products and lenders might go higher.

Additionally, just like with your initial mortgage, lenders will assess your ability to make repayments. This means you'll need to provide information about your income, as well as any partner’s income if applicable.

Your house's value and how much you've already paid towards your mortgage will also impact the amount you can borrow. One way to increase this amount is by improving your home's value through cost-effective renovations. After these improvements, getting a new valuation can boost your home's worth. However, be realistic about the increased value, as mortgage providers will verify the valuation.

Use our mortgage calculator to see how much you could borrow.

How Much Does It Cost to Remortgage?

Remortgaging involves several fees beyond your new repayments. These costs can sometimes outweigh the savings, so it’s essential to consider them carefully. On the other hand, some lenders do in fact offer remortgaging with no upfront fees, so it is worth checking if any fee-free options are available before committing.

Nevertheless, here are the main fees which constitute the cost of remortgaging and when they are due:

Early Repayment Fee

  • Who pays: Your current lender

  • When paid: Upon exiting an initial tie-in period

  • Details: Typically charged if you remortgage during the initial 2-5 years, calculated as a percentage of your outstanding mortgage. It can be large, but you might cover it by increasing your new mortgage, raising your LTV.

Exit Fee

  • Who pays: Your current lender

  • When paid: At the end of your mortgage

  • Details: Covers the cost of sending your title deeds to your solicitor. Not all lenders charge this, and the amount should be specified in your mortgage paperwork.

Mortgage Arrangement Fee

  • Who pays: Your new lender

  • When paid: Upfront or added to the mortgage amount

  • Details: Charged for taking out a new mortgage. High fees usually accompany lower rates and vice versa. You can pay this fee upfront or add it to your loan.

Booking Fee

  • Who pays: Your new lender

  • When paid: Upfront upon mortgage application

  • Details: Applies to fixed-rate, tracker, and discount mortgages to secure your deal when you apply.

Valuation Fee

  • Who pays: Your new lender

  • When paid: Upfront upon mortgage application

  • Details: Covers the cost of valuing your property. Many lenders now include this service in their packages, so you might not need to pay this fee.

Conveyancing Fee

  • Who pays: Your solicitor

  • When paid: During mortgage application

  • Details: Covers the legal work to transfer your mortgage from your current lender to the new one. Many lenders offer this service for free.

How much does it cost to remortgage?

Remortgaging costs less than your original mortgage purchase, but there are still fees to factor in. The ones that move the needle are the Early Repayment Charge, Arrangement Fee, Valuation Fee, and Legal/Conveyancing Fee. The full picture:

Fee

Charged by

Typical cost

When you might avoid it

Early Repayment Charge (ERC)

Your current lender

1-5% of outstanding balance

Wait until your current deal ends

Exit / deeds release fee

Your current lender

£50-£300

Sometimes waived; check your original mortgage offer

Arrangement / product fee

Your new lender

£500-£2,000 (or none)

Some products have no fee; the rate will be slightly higher to compensate

Booking fee

Your new lender

£99-£250

Often included in the arrangement fee, sometimes waived

Valuation fee

Your new lender

£150-£500 (or free)

Many remortgage deals include a free standard valuation

Legal / conveyancing fee

Solicitor or conveyancer

£300-£800 (or free)

Many remortgage deals come with “free legals”

Telegraphic transfer / CHAPS fee

Your new lender

£25-£50

Rarely waived; small enough to ignore

Broker fee

Your mortgage broker

£0-£500 (varies)

Many brokers, including The Mortgage Genie for most remortgage cases, charge nothing

If you’re still in your introductory period and the ERC alone runs into thousands, leaving early doesn’t make sense because the savings on the new rate would have to be very large to pay back the cost of leaving. For a fuller breakdown of every fee a remortgage might attract, see our guide to mortgage fees and charges.

How much could you save by remortgaging?

The right way to weigh a remortgage isn’t the headline rate, it’s total cost over the period you’ll hold the deal, after fees. The simplest way to think about it is the break-even point: how many months of lower payments does it take to recover the upfront fees of switching?

A worked example

Imagine you have a £150,000 mortgage with 10 years remaining, currently on a 4.25% fixed rate that’s about to expire. You’re weighing three options:

  • Option A - do nothing: you fall onto the SVR (currently around 8% for many lenders). Monthly payment jumps sharply, and over 10 years you pay tens of thousands more in interest.

  • Option B - remortgage to a new 4.0% deal with no arrangement fee: monthly payment drops slightly, total cost over 10 years comes in roughly £5,770 lower than staying on the original deal would have been.

  • Option C - remortgage to a 3.9% deal with a £1,000 arrangement fee added to the loan: lowest rate of the three, total saving roughly £5,025 over 10 years even after the fee.

Two takeaways. First, doing nothing is almost always the most expensive choice, since the SVR is designed to be expensive. Second, a lower rate isn’t automatically the best deal once you factor fees in. The right comparison is total cost over the period you’ll hold the deal, not the headline rate.

Calculate your own savings

Run your own numbers in our remortgage calculator, it gives you an indicative monthly payment and total cost in under a minute. To get a tailored answer based on your actual lender options, book a free 15-minute call with one of our advisers and we’ll model the trade-off across the deals you’d actually qualify for.

When should you start the remortgage process?

Three to six months before your current deal ends. Most mortgage offers are valid for three to six months, so locking in a deal half a year out gives you the option to switch the moment your old deal expires, with no overlap, no SVR exposure, and no rush. If interest rates fall during the wait, many lenders will let you re-apply for a cheaper product before completion.

If your current deal still has a year or more to run, leaving early is rarely worthwhile because of the ERC. There are exceptions, i.e., a sharp drop in rates, a clear plan to release equity, or a divorce/separation where someone needs removing from the mortgage. We cover those scenarios in our guide to remortgaging remortgage early. One other timing rule worth knowing: most lenders want you to have been the registered owner for at least six months before they’ll consider a remortgage, except for specialist Day-1 remortgage products.

Is remortgaging right for you?

Remortgaging makes sense when:

  • Your current introductory rate is ending in the next three to six months.

  • Rates available now are meaningfully lower than the SVR you’d roll onto.

  • Your home has gone up in value and you want to release equity for a specific purpose.

  • Your circumstances have changed and the existing deal no longer suits.

  • You want flexibility your current product doesn’t allow (overpayments, term changes, or removing/adding a borrower).

It’s generally not worth it when:

  • You’re mid-way through a fixed deal and the ERC outweighs the savings.

  • Your credit history has deteriorated since the original mortgage, as you may be offered worse terms than you’re on now.

  • Property values have dropped and you’re now in a higher LTV band, again meaning worse rates.

  • Your remaining balance is small and the fixed remortgage costs (legal, valuation, arrangement) are a meaningful percentage of the loan.

For a deeper look at the trade-offs, our piece on whether remortgaging is a good idea walks through the pros and cons by scenario.

Speak to a remortgage expert

Remortgaging looks simple on paper but tends to hide its money in the fine print. The difference between two deals that look identical at the headline rate can run to thousands once arrangement fees, legal terms, and ERCs are factored in. A mortgage broker sees deals not always advertised on lenders’ own websites and can model the total cost across the products that actually fit your situation. The Mortgage Genie has access to 75+ UK lenders, our brokers are available seven days a week, and the initial consultation is free.

Book a free no-obligation consultation, or call us on 0191 580 9890.

Remortgaging FAQs

How can I work out what I’d save by remortgaging?

Use our remortgage calculator. Enter your outstanding balance, the years remaining, your current rate, and the rate of the new deal you’re considering, and it returns the indicative new monthly payment and total interest over the term. To compare two deals properly, factor in the upfront fees on each (arrangement, valuation, legal, broker) and any Early Repayment Charge from leaving your current deal early. The right comparison isn’t the rate, it’s total cost over the period you expect to hold the deal.

Can I remortgage my house to borrow more money?

Yes, it’s one of the most common reasons to remortgage. You take out a new mortgage that’s larger than your outstanding balance, and the difference is paid to you as a cash lump sum. Lenders will assess your affordability for the higher amount (the same income-multiple and stress-test rules as a standard mortgage) and check the loan-to-value sits within their criteria. Common reasons people borrow more this way: home improvements, helping a family member with a deposit, buying a second property, or releasing equity for any other major purpose. Bear in mind your monthly payment will rise to reflect the larger loan.

How much does it cost to remortgage?

Remortgage costs in the UK fall between £0 and roughly £3,000, depending on which fees apply to your deal. The biggest variables are the Early Repayment Charge (1-5% of your outstanding balance, only payable if you leave a fixed/tracker deal early) and the arrangement fee on the new deal (£500-£2,000, sometimes nil). Most other fees (valuation, legal, exit) are either small or covered by “free legals” and “free valuation” incentives now common in remortgage products. If you’re leaving outside an ERC period and choose a fee-free deal, your total out-of-pocket cost can be effectively zero. The full fee breakdown is in the costs table above.

How does remortgaging work with Help to Buy?

If you bought your home with a Help to Buy equity loan from the government, remortgaging works mostly the same way, with two extra wrinkles. First, after the first five years of the equity loan, you start paying interest on it, so many homeowners remortgage at that point to pay off the equity loan in full (“staircasing out”), borrowing the necessary amount against the property’s current market value. Second, not every lender works with Help to Buy properties, the choice of mortgages is narrower than for a standard remortgage, so a broker’s access to specialist lenders genuinely matters. Expect to need a current RICS valuation and to coordinate with Homes England (the body administering the equity loan) on timing.

How does releasing equity by remortgaging work?

Equity is the share of your home you own outright, that is, the property’s current value minus the mortgage you still owe. Remortgaging to release equity means taking out a new, larger mortgage; the new mortgage pays off the old one, and the difference is paid to you as cash. The amount you can release is capped by the lender’s loan-to-value limits (between 80-85%, sometimes higher) and by their affordability assessment. The cash can be used for almost any purpose, whether home improvements, debt consolidation, a second property, helping a family member, though some lenders do restrict certain uses (gambling, business investment). Because the new loan is bigger, your monthly payment will rise. Equity release this way is different from “equity release” for over-55s (lifetime mortgages and home reversion), which is a separate product.

Can I remortgage my house to pay off debt?

Yes, it’s called a debt consolidation remortgage and it’s a common reason to release equity. You take out a larger mortgage than your current outstanding balance, use the difference to clear unsecured debts (credit cards, personal loans, store cards), and consolidate everything into one monthly payment at the mortgage rate, which is much lower than the unsecured rates. The trade-off: unsecured debt becomes secured against your home, and stretching it over a longer mortgage term means paying more in total interest, even at the lower rate. Specialist debt consolidation mortgages are designed for exactly this situation, and a broker can model what you’d actually pay over the full term so you can decide with the real numbers in front of you.

Can I remortgage with my current lender?

Yes, it’s called a product transfer (or rate switch), and it’s the quickest, cheapest route. There’s normally no new affordability assessment, no fresh valuation, and no legal work, because your lender already holds your details. The downside is that you only see one lender’s products, so you might leave money on the table by not comparing the wider market. Worth doing in parallel: get a product transfer quote from your current lender and a couple of broker quotes from new lenders, then compare total cost over the deal period.

Can I remortgage with bad credit?

Yes, though your options narrow. Mainstream lenders use credit scoring as a primary filter, but there’s a sizeable specialist market for borrowers with CCJs, defaults, missed payments, IVAs, or a recent bankruptcy. Rates are higher than mainstream remortgage rates, that’s the trade-off, but much lower than staying on a high SVR. Our guide to remortgaging with bad credit covers the lender criteria. If you suspect there’s an error on your credit file, fix it before applying, since doing so will shift you into a substantially better rate band.

Can I remortgage early, before my current deal ends?

Technically yes, you can remortgage early at any time, but during a fixed or tracker introductory period you’ll pay an Early Repayment Charge of 1-5% of the outstanding balance. On a £200,000 mortgage that’s £2,000-£10,000, which would wipe out the savings from a better rate. Early remortgaging makes financial sense in three situations: rates have dropped sharply since you locked in; you need to release equity for a specific time-sensitive reason; or your circumstances have changed (separation, change of job) and the deal no longer fits. Outside those, waiting until the ERC period ends is almost always the right call.

Do I need a deposit to remortgage?

No. A remortgage is secured against the equity you already hold in your home, the difference between what the property is worth now and what you still owe. That equity acts as your “deposit” in lender terms. The more equity you have (i.e. the lower the loan-to-value), the better the rates you’ll qualify for. If you’re remortgaging to release equity, you’re effectively borrowing some of that back, so your LTV goes up and the available rates may be slightly higher.

Will I need a solicitor for a remortgage?

If you’re switching to a new lender, yes, a solicitor or licensed conveyancer handles the legal transfer of the mortgage charge from the old lender to the new one, runs ID checks, and registers the new charge with HM Land Registry. Many remortgage products come with “free legals”, meaning the lender pays a panel solicitor on your behalf. If you’d rather use your own solicitor, the lender will contribute a fixed amount instead. If you’re staying with your current lender on a product transfer, no solicitor is needed.

How often can I remortgage?

As often as you like, there’s no legal limit, but in practice most homeowners remortgage every two to five years, lining up with the end of each fixed-rate deal. Remortgaging more frequently than that rarely makes financial sense once you account for the fixed costs (arrangement fees, legal fees, your time). The exception is when rates have moved meaningfully or your circumstances have changed since the last remortgage.

Related guides

Deeper guides on specific remortgage scenarios:

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