If you can shave at least one-half of 1 percentage point off your current mortgage rate, it can be worth your while to trade in your existing home loan for a new one.
Here are some tips for getting the very best refinance rate.
The Bankrate Daily
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Polish up your credit
Make sure you are paying your bills on time — especially your mortgage — in the months before you apply for your refi loan, so you’ll have the strongest possible credit score. The better your score, the lower your interest rate.
Don’t open or close any other credit accounts during this time, because that could lower your credit score.
Obtain your free annual credit reports from the three major credit bureaus (Equifax, Experian and TransUnion) to be certain there are no errors or old debts on your credit record that don’t belong there. Those can weigh down your credit score.
Lenders typically prefer that your total debt add up to less than 43 percent of your annual income. If you can reduce that debt-to-income ratio, you can land a lower interest rate.
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Consider a shorter loan term
If you have a 30-year mortgage that you’ve had for several years and refinance into another 30-year loan, you’ll drag out your mortgage debt and interest rate payments over a longer period — unless you sell the house before the end of your term.
You could choose a shorter-term refinance, such as a 15- or 20-year mortgage, and enjoy a lower interest rate.
Throughout 2017, rates on 15-year fixed-rate mortgages have been about 80 basis points (0.8 of 1 percentage point) lower than rates on 30-year fixed-rate loans, according to Bankrate’s weekly survey.
But note that a shorter-term loan will come with a higher monthly payment.
You also might consider refinancing a fixed-rate loan into an adjustable-rate mortgage, or ARM. Those tend to come with lower interest rates, at least during the initial years before the rate starts “adjusting.”
If you think you may be staying in the home for the long haul, an ARM may not be the right choice for you.
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Shop local, then widen your net
Gather rate quotes, starting with the lender holding your current mortgage. That financial institution has an interest in keeping your business, so it might offer you an attractive refi rate.
Next, search lenders in your area, including smaller banks and credit unions. Sometimes, a lender that’s trying to expand in your market will offer a good deal on your rate, to win you over as a customer.
Expand your comparison-shopping to the largest lenders, plus online lenders.
Also, check lenders specializing in the type of property you own. Some lenders specialize in high-rise condos or beach communities and might offer you a better rate because they are more comfortable with your property.
“If all you ask is ‘What’s your rate?’ then chances are the mortgage banker will help you with one situation but may not get what’s best for you,” says Bill Banfield, an executive vice president at Quicken Loans.
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Know when to pounce
Mortgage rates can fluctuate, so you have to get the timing right and know when to lock.
Rates on 30-year mortgages tend to follow the yield on the 10-year Treasury bond and are influenced by actions taken by the Federal Reserve to raise — or lower — rates. Work with a loan officer who understands how rates are behaving and can help you pounce after a news event has pushed rates down.
“When finding a lender, the three things most important things are: having trust, a commitment to service and communication,” says Kerry Wirth, chief operating officer of Waterstone Mortgage.
If it appears that the Fed is getting ready to hike rates, you may want to make your move quickly — to beat the increase.