for 27 June closing - 30 years fixed rate (4.25%)advisable to lock to day? or wait few more day? Will it go down like end of May (last week)? Also, 4% with 2 points advisable?

Compare the advantage of a lower 4% rate, based on the number of years you will be in the home. If under 7 years, you may be ahead at 4.25%.

This is a great question to ask the originator who you are working with. Rates canand do, change with the market. Your originator who you are working with help you.As for buying down the rate with points, this depends on the cost and how long it will take to recoup your costs.

There is no telling were rates will be, rates are off their lows and may continue to slowly rise. paying points is only worth it if you know how long you will be in your home. You can only see the savings after the difference in your monthly payment pays for the cost of the rate.

Stay away from the points - 4.25% is a good rate, take it while you can.

Tomorrow (Thursday) could be a very volatile day for rates. It could go either way, but I always find rates go up a lot more quickly than they go down.In regards to your second question (4.25% and 0 points vs. 4% and 2 points) in my opinion it is not worth it to pay a fee equal to 2% of the loan amount simply to give you a lower monthly payment. For example, on a $200,000 loan it would cost $4,000 (2 points) to lower the payment by $29.05 per month. It would 11.5 years for the monthly savings to equal the additional cost. You would be better off just putting that $4,000 towards the principal and having a lower loan amount (and payment) or investing it somewhere else.Call me at 610-308-9001 if you would like to discuss further.Ed Fallon NMLS#144708