Advice on a Dacion en pago

Can anyone offer some good advice on a Dacion en pago as to whether or not it is the best option?

Are they 100% successful and what are the chances of the bank not accepting? 

What costs are involved and long does the process take to complete?

I am unemployed and struggling to keep up mortgage payments so think a Dation would be the best option for me.

Anyone been or know someone who has been through the process?

Also I did not pay my Suma Taxes for 2013 and have received a demand letter to my UK address to pay by end Feb.  I can't afford to pay these, and was wondering is there really much they can do?  I am sick with worry over this.

My mortgage payments are up date.  However, this month I am really scrapping to find the money to pay.  If I stop making payments can I still get a dation.

Any advice appreciated

I think you should sell your property because you are under pressure with the costs of running it, you should have no problem in selling The Russians are in and are buying up everything for sale, you will loose about 30% of the original price but cut your losses and get out before the worry will damage your health.....

Depending on equity, you might be sucessful exercising this right. Every bank, every period has its own policies. There is no general answer for this.