Answers to 6 key refinance questions
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Most mortgage brokers don't reveal their compensation until required to by law -- when the loan application has been submitted. The amount of fees and charges that you pay in connection with your loan will be provided on the good faith estimate that the mortgage broker is required to provide you under the Real Estate Settlement Procedures Act.

This disclosure is only an estimate. The final amount will be disclosed on your HUD-1 or HUD-1A Settlement Statement. You are entitled under RESPA to request and receive a copy of the Settlement Statement, with actual closing costs, one day prior to closing.

This is helpful information, but it comes a little too late to help you in comparison shopping or negotiating with mortgage brokers or lenders. A better way to compare lending programs is to use the FTC's online brochure "Looking for the Best Mortgage."

The advantage to using a mortgage broker is that the broker can shop multiple lenders. Mortgage brokers are not miracle workers and can't make someone with a bad credit history magically qualify for a low interest loan. Think of them more as personal shoppers who are helping you find a loan that's right for you.

One good way of keeping your broker honest is to shop rates in your local market using Bankrate. Bankrate's mortgage search feature will provide you with mortgage rates, points and annual percentage rates on loans and can be invaluable in understanding the mortgage market in your community.

If you want to negotiate your best deal with a mortgage broker, you should spend the time and money to know your credit score, review your credit report for errors and correct any errors on your report.

To get a low interest rate, you will need to put your best foot forward. Knowing your credit score will help you understand whether you'll qualify for a lender's best rates. All three consumer reporting agencies can provide you with a credit score along with a credit report.

4. What is the difference between the rate and the APR?
The annual percentage rate adjusts the mortgage interest rate to reflect estimated closing costs, including points paid at closing and mortgage insurance.

The Truth in Lending Act requires lenders to provide the APR when advertising a mortgage loan and provide prospective borrowers with the loan's APR upon request. APRs aren't perfect, since closing costs are estimated and the lender can round off by up to a quarter-percent.

In general, neither the lender nor anyone else may charge you a fee until you have received this information. The Federal Trade Commission has a mortgage shopping work sheet that can help you lay out the costs associated with several loans and identify the loan that is best for you.

Bankrate also provides you with an estimate of a loan's APR when you search for mortgage loan rates.

With so much refinancing taking place, you need to have confidence that your lender will be able to complete your loan origination in a timely and efficient manner. Ask the lender for references, and check them out with the Better Business Bureau.

5. Does a cash-out refinance for home projects make sense?
First, find out whether you'd end up with both a lower monthly payment and a shorter loan term. If your credit is good and the house appraises well -- no sure thing with today's falling home prices -- refinancing may be a slam-dunk.

For example, let's say a consumer can go from a 9 percent loan to around 5.25 percent on a 15-year fixed-rate loan. The borrower would end up with lower monthly payments and a shorter loan term. Refinancing is a great choice.

Does it make sense to refinance?