I have a perfect payment history, 12 years in on 30 year loan. Not fnma or other fed program. just about even on ltv OPTIONS?

I'm not sure I clearly understand what you are asking, could you rephrase?

I'm not sure what you are asking...Give me a call and I will answer all of your questionsSharon732 606 6264

So if your ltv is close to or at 100% the only options you would have are,VA if you qualify you can do up to 100% on a refinanceFHA you can go to 97.75% on a refinanceConventional you can go to 95% on a refinanceObviously what ever dollar amount you are over on any of the above programs you would have to bring to the table. Most of your closing costs should be able to be either wrapped in or a lender credit can be used. to find out more Call us or email us at 800-991-5309 or Team@BestMortgageOption.com for ano cost no obligation analysis of your situation ask for Michelle or Benny. We will find the Best Mortgage Option to suit your needs! Check us out at www.BestMortgageOption.comAsk us about the awesome discounts we offer heroes as a Homes for Heroes affiliate!

If you your current loan is not Fannie Mae, Freddie Mac, FHA, VA or USDA your max Loan To Value will be 95% with approved credit. However, there may be a program through the state Housing Finance Agency that will allow you to go higher. They are usually at higher than average interest rates though.

95-96.5% of the current appraised value is likely the max you can refinance if the loan is not HARP eligible, or already a VA/USDA loan. VA refinance from a non-VA loan is considered "cash out" and most lenders are likely to limit that to 90-95%. Otherwise your only options are to either try to negotiate with the current mortgage company, continue to wait or bring some cash to closing to reduce the loan-to value to meet the max allowed. Good luck!