I would like to do refinance of my house, use that money to pay all credit card debts, car loan and personal loans. Housing loan still has 50K outstanding. Bank evaluate the house with ~300K. But bank rejected my application. Is it due to high debt ratio that they reject? If I try to settle those loans and apply again. Will they approve? Or I need to wait for 1 year after settling those loans. So far my record of paying debts is OK, no delay. Any suggestion you can advise? I really have problem to pay those debts anymore. Appreciate your advice. Thanks