Can I Obtain a lower rate without changing the years left on the mortgage/

James, you'll probably only find 10 and 15 year mortgages available to you; I've never seen anyone carry a 12 year mortgage. What you should be asking is how much time can I cut off my mortgage without being uncomfortable. If the 10 year option won't work, take a 15 year mortgage and ask the loan officer to show you the amortization schedule for a 12 year payoff...then make those payments instead.

Supreme offers 10 Year and 15 Year loan terms. aprx 4% rate

I don't know of any lender doing 12 year loans. 10-15-20-25-30 6.125% is a very high rate. If you have good credit and are able to produce income verification as well as assets you may be able to get a 10 year for less than you pay now on the 12 remaining years. I will be happy to run some numbers for you and see if it makes sense. No obligation!Rates today are 4% or less for 10 Year mortgages, without having to pay points.Feel free top contact me and I will run some numbers for you.Leo Namiotwww.LeoLends.comLeoLends@yahoo.com