4 things to know before you refinance your mortgage
By Bankrate.com

The Federal Reserve's decision to buy up mortgaged-backed securities caused mortgage rates to fall and created new opportunities. Should you refinance your mortgage now? Before you rush to refi, take a few minutes to determine if it's the right move for you.

When does it make sense to refinance?
Refinancing involves starting over and applying for a new loan. Whether homeowners deal with the original lender or a new one, the new loan will pay off the old loan and the borrower then makes payments according to new loan terms.

Good reasons to refinance include getting a lower interest rate, shortening the term of the mortgage to build equity faster, lowering monthly payments or switching from an adjustable rate to a fixed-rate mortgage.

Even if you just secured a new mortgage recently, it might make sense to refinance. Homeowners should consider refinancing if, in the long run, it will save them money.

First you have to find out the cost of getting the new loan. Refinancing can cost around 2 percent to 3 percent of the total loan amount.

To determine if it will save you money, calculate your break-even point. You can calculate it by dividing the mortgage fees by the monthly savings. The answer you get tells you how many months it will take for you to break even.

Calculate your break-even point Monthly savings from refinancing: $100 a month Closing costs: $3,000 Break-even point: 30 months

If you plan on retiring in the house, strongly consider refinancing. If you plan to sell within two and a half years, it may be unwise to refinance.

How do you figure your monthly savings? You'll have to get an estimate of the rate for which you'll qualify. A mortgage broker or loan officer can tell you that. Ask the loan officer, or consult a mortgage calculator, to determine what your principal and interest payment would be with the new loan. Don't compare that with your current mortgage payment, which likely includes a pro rata share of your property tax and insurance payments. Your payment coupon should show an itemization of your current monthly principal and interest payments. Now you can figure out how much you would save every month.

Find out if your current loan has a prepayment penalty. If it does, determine what the penalty would be if you refinance, and add that amount to your closing costs to determine your new break-even point. It might make sense to hold off on refinancing until you're clear of the prepayment penalty period.

Find a mortgage rate Find a mortgage rate: 30 yr fixed mortgage 15 yr fixed mortgage 1 yr ARM 5/1 ARM 7/1 ARM 3/1 ARM (Interest only) 5/1 ARM (Interest only) 30 yr fixed mortgage(IO) Find a mortgage refinance rate: 30 yr fixed refinance 15 yr fixed refinance 1 yr ARM refinance 5/1 ARM refinance 7/1 ARM refinance 3/1 ARM (IO) refinance 5/1 ARM (IO) refinance 7/1 ARM (IO) refinance

What if you owe more than your house is worth?
For homeowners upside down on their mortgages, refinancing probably won't be in the cards. Try to look at it from the lender's viewpoint.

Let's say you bought your home for $300,000 at the market top, but recent sales indicate your home is worth just $225,000. A neutral third-party appraiser confirms this. You owe $280,000. How can you expect the lender to give you a loan for $280,000 at more favorable terms?

The fact is, you'll likely have to pony up the difference between what you owe and what the refinancing bank is willing to lend you. If you have the cash and you expect to stay in the home for many years, then it may be worth taking this step. Eventually property values will rise again, but it will take time.

The worst thing you can do is walk away from the home altogether. If you're considering foreclosure, consult an attorney. Try to avoid foreclosure if at all possible.