All About Realestate

By Murat Demir

You”ve been planning of mortgaging your home yet you re not so sure if you can afford the high interest that most mortgages yield now a days and you have no idea how to come up with a computation that will give you a clear idea of whether or not you can afford it or not. There are many things involved in computing your home mortgage financing; it involves interest rates, taxes, principal amount, length or years of payment and many more.

With a home mortgage calculator the process is simplified and anyone can walk away with a clear understanding of their financial capabilities and be armed with a well informed decision in making the necessary steps of completing a mortgage application. Whether you are just shopping for the best deal and comparing the best rates in the market, this simple tool will help make the task easier and more convenient.

You don”t even have to buy one for your personal use; there are many home mortgage calculators online which you can use absolutely free. You can even look for the best one or the most easy to use, the choices are somehow many and competitive and all have their own advantage and disadvantages. For a most unbiased opinion of your financial standing, look for something that are not connected to any financing companies or bank or institution but are independent and it’’s only purpose is to help you with your computation.

If you think that you will have a hard time figuring your way around this gadget, worry no more. This simple tool is effective yet very friendly to users and most comes with a step by step guide on how to make use of it. You will not be intimidated, all that is needed is that you fill up the information needed and with a few more mouse click the calculator will give you a basic knowledge of the rates, savings and others that you need to know in taking a home mortgage.

It will not even take a lot of your time and most will have a basic explanation of the outcome of your findings. This will give you a basic idea of your capabilities on whether or not you can afford a home mortgage and what are the best rates that you can go with. You are now armed with this very useful information and when you take the next step, you can haggle and negotiate your way with the bank or financing institutions.

A home mortgage calculator is also advisable for those who do not want to meet with some representatives or agents yet. You need not have to subject yourself with unending intrusions of banks or other financing representatives to convince you that they have the best rates for your home mortgage needs. This gadget will enable you to research and do the work on your own and maintain your information private, until you”ve decided to apply. So go ahead and find out the best deal for your own home mortgage needs.

About The Author

You can see to a greater extent articles, news and sites at http://www.go-home-mortgage-calculator.info/

By James Redder

One of the financial vehicles used to pay off the remaining balance on your existing loan is a refinancing loan. Before you get too ahead of yourself however and take out a refinancing loan you want to work out exactly what it is that you want to get out of it. Having a plan in mind before you start this process will assist you in having a positive experience. Getting a refinance loan should come after you have a clear logical reason to do so. The idea is not to create a bigger financial crisis in the future because of a poor or irrational decision made now. In addition to the information given here you may want to look into refinance information online.

Refinancing is incredibly popular and there are many benefits that come from it. One of the biggest benefits is that you can attain a lower interest rate and so in turn you will have lower monthly mortgage payments.

The process of finding the best refinance mortgage rates does not have to be difficult but you do have to know where to look. But before you even start the process of looking you should be very clear about your reasons for refinancing. Write them down and use them as a guideline to pick the lender you will work with for the refinancing. There are a few great companies that will help you to find the best refinance mortgage rate, which will be discussed in further detail here.

A Viable Option?

Look for and investigate the mortgage loan companies that have long histories and few consumer complaints against them. There are some companies that have been helping thousands of consumers around the world to find the best refinance mortgage rates, second and reverse mortgages, payday and home equity loans. These are the ones you want to inquire about further.

After you have gathered your list go to each companies respective website and check out their best refinance mortgage rates on your own, but the best idea is often to have someone work with you so that you do not make a mistake and can get the best results possible.

Conclusion

Make sure you properly research the lenders that are available to you. Before you enter into any agreement make sure the lender explains all the details of the process to you. By doing this you ensure that you are informed and not unpleasantly surprised. If you keep in the forefront of your mind the reasons WHY you want to refinance and what the long term consequences of those reasons are then you will be in a position to make a better well-informed rational decision.

About The Author

James Redder discusses how to refinance a loan in a way you can understand it. Learn how to refinance a loan. To receive more information GOTO http://www.homerefinanceresources.com

By Art Gib

Businesses in the mortgage industry are trying to pull the magic rabbit from the hat as a damage control effort in response to the heavy foreclosures that are coming down the pipe. Fast and loose lending contracts that were sealed several years ago amid the housing bubble are now not being maintained and timely payments are being seen less and less by many of their home investors. To avoid the backlash to their business, the mortgage lenders and those who are at the front line with the customer have to use some their best customer service management techniques to stay in the game.

Finding Help by Being Organized

Customer relationship management in the mortgage world really emphasizes the relationship part of the phrase. No proper thinking adult would go into a house buying arrangement without good background knowledge on the industry and housing market and blindly make such a huge purchase. Yet this is the sad case among the frenzy that ensued a few years ago. The relationship between their realtor and loan agency is now of the utmost importance because of two big points: one, the home buyer needs to know their options and needs to keep in touch to work out the payments, and two, the mortgage lender needs to keep their client afloat because they are a source of income and quite possibly, their future repeat business.

So, the obstacles that are in the way of tackling a problem such as this is mainly organizational based. The mortgage industry is one of the most paperwork intensive sectors and many clients” names can be easily lost in the lake of data. Mortgage CRM strategies organize this data in such a way to sort clients who are in desperate need of mortgage assistance.

There are three divisions of the CRM process that help control the data properly so these sort of clients do not fall by the wayside. The first is operational CRM. This is the usually seen as the call center stage of information gathering. It is the stage in mortgage CRM that inputs all of the buyer’’s information that is later to be transferred to all the proper paperwork filing. This information is kept at hand for the next stages of the management process.

The analytical CRM is another stage that is probably the most essential part of management in light of the tightening financial prospects today. This is where a lot of repeat business and up sell occurs. The analytical CRM will update the mortgage agent for any delinquent loan payers to alert the business. This way they don”t fall too far behind and the mortgage company can both alert and work with those in trouble.

The final stage of the CRM process is collaborative CRM. Certain software and communication techniques can be employed so that all departments can be updated to special needs in clients. From the customer service department to marketing, each department can find annotated and dated information so the client will never fall off the radar screen.

About The Author

Leads360 (http://www.leads360.com) provides a web-based lead tracking and mortgage CRM software for businesses. They provide easy to understand education in lead management techniques and application of their software. The author, Art Gibb is a freelance writer.

By Jeffry Evans

In this post, I am going to show the exact steps I take to evaluate a potential real estate investment property. The focus will be on single family residences, but this method can be applied to other types of property. Also, I am going to include the actual spreadsheet I use to input the obtained values, and work the numbers.

With the knowledge and tools that you will find here, you should be able to estimate your costs for a real estate property, and consequently, the profit you should expect to make from the deal. The only thing not included in this spreadsheet are any repair costs and holding costs associated with a potential real estate investment property, as this will be covered in a future post. Ok, let’’s look at each of the steps carefully:

real estate Market Research

* Know the market value of the potential real estate investment property.

Have your trusty realtor run a CMA for the area over the last 6 months. If there is a lot of activity in the particular market you are in, have the realtor run the CMA for just the street where the subject property is located. The closer and more comparable the sold properties are to the subject property, the more reliable the information will be.

* Know the market rent for comparable investment properties.

Again, use your realtor for this one, or call other realtors in the area. Ask them what a comparable home might rent for in the neighborhood you are looking. Be specific; give them the square feet, number of bedrooms and bathrooms, garage capacity, and street where the real estate is located. Ask them if they have managed any properties in the area, and what they are getting in rent. Some realtors will provide rental listings online, or submit them to the local newspaper.

* Know the yearly tax amount of the potential real estate investment property.

Typically, this information can be found online. Check your appropriate county’’s website for tax information. If you cannot find the website, give the county courthouse a call, as this is public information.

Run the Numbers

This is my favorite part. This is where the Potential real estate Investment Property Estimator comes into play, and you find out how low your offer must be for you to make the kind of money you want to make. Remember “The One Key to real estate Investing” - buy right.

1. On the left hand side. input the market value, market rent, and yearly tax amount for the potential real estate investment property that you have obtained into the appropriate cells of the spreadsheet. Hold off on inputting your offer amount for now.

2. The No of Units cell is reserved for when you are evaluating a duplex, fourplex or other multifamily dwelling. Leave this at 1 for single family residences.

3. The Closing Costs cell is a percentage that you would be willing to spend to sell the property (including realtor fees, doc fees, and any other fees to close the sale of the property). In general, I am not willing to pay more than 9% of the sales price for closing costs, although I am a realtor, so some of the expense will come back to me,

4. On the right hand side of the input area, input the necessary items per your lender. Be sure your lender gives you a good faith estimate so that you can count on the accuracy of the items.

5. Input your desired offer amount (I usually start around 20k less than the asking price, and work my way down from there). When the income/profit reaches the level you want in the automatic calculation area, PRESTO! You now have an offer you can feel good about.

Once you have your offer, I recommend submitting a slightly lower offer, just so that you have room to negotiate up if necessary. Be firm though, have a definite top price that you will not go over. Do not get emotional or you will lose.

Note: The default values provided in the Potential real estate Investment Property Estimator are estimates only.

About The Author

Find more of Jeffry Evans” great articles at http://personalfinanceresources.com for all your personal finance needs and investing tips. See http://personalfinanceresources.com/15/simple-guide-to-real-estate-investment-property-evaluation/ to download the spreadsheet.

By Kris Koonar

With the high net worth looking to investing their monies into properties that are more and more luxurious, values of homes have risen over the past thirty years by about six percent annually.

But what high net worth individuals want is very special and customized. It is the very luxurious of properties that meet their fancy.

New York City has become the “apple of the eye” for those high net worth individuals who wish to have property in the heart of the hub. Being the center of excitement, New York City is the financial and business capital as well. It is also popular for the Broadway Shows and the shopping arcades that one find very difficult to resist. The well known Central Park has a distinguishing charm being so spread out and accessing other parts of New York from different directions. It is so well located too. New York has proved to be an asset when it comes to investment opportunities, regardless of the area you choose to buy property in. The price of your property will keep escalating.

What you wish to locate and identify would be a property which could fetch you handsome returns over the long period and not one that may slump comparatively though nothing slumps today. What you may not know is where and which kind of property would benefit you the most. This can be best handled by the local agents who know the length and breadth of the city at the back of their hands.

High-end homes are getting grabbed the moment they are released into the market because of the rising affluence of the high net worth individuals who are ”eyes wide open” for the luxurious New York City homes that get bought out even before they are advertised in the market. Property agents are well informed about the ”hot areas” and the properties available there. They are able to lay their hands on just the property you wish to buy in New York.

Even though it is known that prices of high-end properties are escalating, it has not put off the high net worth individuals who are looking for just that kind of property in New York. The fact is that the higher the value, the higher the returns the property will fetch you. The current boom in properties has pushed up land prices and apartments are being loaded with luxurious features to further hike the prices. Features that provide a higher social status are being thrown in, such as more spacious apartments, with more rooms and luxurious amenities. The high tech security systems and equipment being provided in apartments are far more today than what it was just a few years ago. The amenities and equipment being used are far more sophisticated as well to put that hike in the value of the property.

It is not just an apartment but a complete living style that the high net worth individual is looking for in the New York home. Location of the property is not of much significance either when it comes to buying the property, but the sophistication is what is mattering when it concerns investment.

About The Author

real estate Investments in 2008 are a bargain for high net worth individuals who can afford to buy and hold properties. This real estate Investment Company specializes in finding wholesale investment homes for investors at no extra cost. Their website is http://www.realnetusa.com

By Koz Huseyin

Buying a new home is not just about researching mortgages and applying for mortgages, theres the important step of moving in. As you read this article, you will find out about the crucial phase of actually buying a home and moving into your new home.

In this buying a home article, you will learn:
* About the negotiation of buying a home
* What does a solicitor do in the process of buying a home
* Property valuation and surveying
* Completing the mortgage application

About the negotiation of buying a home:
The negotiation process is one which for the first time home buyer, is not one which you are likely to excel at. Negotiation is an art which some people have learned to master, while others who are new to negotiation do not always get the best deals.

The dynamics of the negation is this: the home owner has a property, and wants to get the most money he or she can. You are a potential buyer, and want to get the lowest price possible. The degree that you are a better negotiator will determine how lower you buy the property for, and the more skilled the existing home owner in the art of negotiation, will determine how much more he manages to get out of the deal.

The last paragraph may make you think whether you can really get the best prices for the property. However, there is a way to make life easier when negotiating, and that is with a bit of research.

To be able to get the best price a suggestion is to look at similar style properties in the area you are thinking to buy a home in and look at the prices. That way, you can make sure that you are getting the real estate at least at the market value or around there.

What does a solicitor do in the process of buying a home:
After you have found your new home to buy and started the negotiation process, you can now look to finding a solicitor. A solicitor will help you with all the paperwork necessary in the process of buying a home. Some people have mixed views at this point, some like to apply for the mortgage, while others like to appoint the solicitor first.

Appointing the solicitor in the beginning can save a lot of hassle later on in the process of buying your new home. Now you can apply for the mortgage.

Property valuation and surveying:
Even though properties in the area may have a similar price, there are some things we do not know about the property. Is there any structural damage? Are there any unseen expenses, which is why the seller is planning to sell?

The property valuation and surveying will bring out how much the property is worth. Before a mortgage lender will agree to give you a mortgage, they will need the valuation and surveying done on the property. The real estate professional fees for valuation and surveying vary, and again research can help you find the best prices.

Completing the mortgage application:
At this point most of the hard work in the process of buying a home has been accomplished. You now can speak to your mortgage lender and get confirmation that they are willing to give you a mortgage for the sum needed to buy the home.

The process of buying a home can be a hard one, for the first time. If you have aspirations to buy more than 1 property, then the first time experience will be beneficial to you, in the future. When the mortgage lender gives you written confirmation, and the property taken off the market, mortgage finalized, then you can look forward to moving in!

About The Author

SAVE A FORTUNE with the affordable home mortgage information on Financial Matrix - http://www.financialmatrix.co.uk

By Catherine Harvey

Things were never meant to turn out like this for the happy couple in the wedding photo. They had done everything above board, all planned in meticulous detail and professional guidance sought, from mortgage advice to family planning and careers advice.

However, not all scenarios can be predicted and it is only possible for a couple to do their best in the current situation. Of course, they had built in protection as much as possible for events to take a down turn. When they took mortgage advice, they knew that they should take out insurance against possible unemployment and this they duly did, leaving them with at least some feeling of security when they embarked on purchasing their first home.

So, they moved into their little terraced house and were blissfully happy for several years. The first child came along and everything looked rosy. The mortgage advice they received at the beginning of their journey allowed for her to give up work and raise a family. All was covered and, as I say, they were happy.

This was before the Northern Rock crises that sparked panic in the financial world. A credit crunch was looming the world over and this little family found it necessary to pull the belts ever tighter while managing their budget. Work had dried up a little for him and they were eking out a meagre income. Interest rates were rising and although this was a possibility discussed during their mortgage advice sessions, it wasn”t something that could be forecast with great accuracy.

One wintry morning brought another of the dreaded window envelopes to their door mat. Interest rates were rising again and it was feared that this would finish the couples finances completely. It was shortly after this that she decided she had to go back to work and began searching the classified and checking out childcare facilities.

It worked out that for a full weeks work and all the stress of running around between work, childminders, home and shopping etc that this would actually generate an extra 25 pounds a week. Hardly worth the effort but they so wanted to hang onto their home so of course, she was devastated to find out two weeks later that she was pregnant again.

Mortgage advice hadn”t allowed for this little gem!
This left her unable to return to work and with his reduced income the delight of their second daughter coming into the world was marred by the repossession order hanging over their heads.

Six months after their newest arrival the couple found themselves living in council run temporary accommodation. Far from what they were used to the couple joined a local support group and found that they were not alone. Many families had met dire straits with the financial crises in the country and it bolstered them a little to know it was not their own mismanagement that had caused this downfall.

Time passed and the couple became used to their situation, saving what little money they had left from their house sale in the hope that future mortgage advice would see them back on that property ladder.

The meetings with others in their support group spurned an idea that could see them all slowly digging their way out of this financial pit. Taking mortgage advice, several of the couples decided to club together what they had left and buy a dis-used building that they could turn into temporary accommodation for others in this situation but with the emphasis on much better quality than what local authorities could provide.

Plans were drawn up, agreements signed and eighteen months later things had turned around beyond recognition for the couple. They had a rough over their heads and a business with good people that they could both work at with no childcare worries.

About The Author

Financial expert Catherine Harvey looks at the way mortgage advice might not be fool proof but can help. To find out more please visit http://www.pennypeople.co.uk/

By Apurva Shree

Mortgage loan refinance involves taking a second mortgage on your property. This method has become very popular of late owing to the spiralling cost of living, high interest rates and bad debt situation. This is one of the ways of avoiding financial disaster. A mortgage loan refinance helps even those with a bad credit history.

How Does It Work?

This is how it works: the holder of the first mortgage applies for another credit line. This credit helps repay the first loan as well as other debts. The payment plan for the second mortgage refinance is flexible, ensuring that the property owner does not sink deeper into the debt cesspool.

The next question is: Is it a good option for you? Think of your financial condition right now and opt for the best mortgage refinance rate. You can consolidate outstanding debts into one single amount. If you approach the right lending agency, they may help you plan the consolidation in a way that you find it easier to make a single payment through check each month.

Interest Rates

How about interest rates? While common belief goes that interest rates are higher for a mortgage loan refinance, this is not always the case. The lenders want to recover the money from you. They do not want to get into lengthy legal battles or seize your property. With a little restructuring of the debt, if you are able to repay what you borrowed, they would do all possible for you to repay the amount.

Fees
Apart from interest rates, you need to keep an eye on other expenses. What about the lenders fees? What about various payments those need to be made from time to time? If the interest rate is low, you should be able to handle these additional expenses.

Choosing A Lender

Selecting a lender for a mortgage loan refinance is not the painstaking, difficult task it used to be. Most of the larger and well established agencies are online, so you can simply visit their website and check out their loan packages. You can fill a form online, include your queries, and they will get back to you with their response. One very efficient way to ensure that you get a good deal is to ask for quotes from as many lenders as you can. This gives you room to negotiate with lenders.

Getting a mortgage loan refinance is much easier than it used to be five years back and it is one of the easiest ways of solving a financial problem.

About The Author

A mortgage loan refinance option is ideal for people with multiple debts. It helps to structure your repayment plans better. Interest rates are competitive. For more information please visit http://mortgagerefinanceloan101.com/

By David Hitt

You should find an experienced reputable Buyers Agent because you only purchase real estate in the San Fernando Valley but a few times in your life. So there is no way to know all there is to know about a major transaction such as this. Sellers are usually represented by a Listing Agent who works on their behalf and protects their best interests. A buyer should also have an advocate who will look out for their best interests and provide them with fair representation. A Buyers Agent will guide you through every detail of purchasing your first home.

A Buyers Agent is someone who works on behalf of the Buyer to protect their best interests. real estate agency laws are different in each state, but Buyers Agents are obligated to certain fiduciary duties such as always acting with their clients best interests at heart, keeping client confidentiality and consistent loyalty.

Two of the most important reasons to use a Buyers Agent are:

1) To be more efficient.
2) To ensure your interests are protected.

The owner of the property you will buy will probably be represented by a Listing Agent. You deserve the same high level of service and commitment to protect your interests. A Buyers Agent can give you the best professional representation from beginning to end. NAR statistics show that buyers who team up with a Buyers Agent find their homes quicker and are able to view more properties while searching than those who do not.

Work with a Realtor who has the Accredited Buyers Representative (ABR) designation. An Agent with the ABR designation has received specialized education and training by the real estate Buyers Agent Council (REBAC) and understands the needs of buyers today. They have the experience to help you to make informed decisions throughout the transaction to a successful closing.

A Buyers Agent can assist you with the following:

a) Recommending reputable service people that will be useful throughout the process such as mortgage lenders, inspectors, movers etc.
b) Help determine your specific needs.
c) Schedule property showings.
d) Refer you to legitimate sources of accurate information on schools, communities and neighborhoods.
e) Go over forms and contracts.
f) Help you to analyze homes of interest.
g) Negotiate the best possible price and terms.
h) Explain potential contingencies in the contract that can protect you.
i) Oversee the entire transaction and help you solve problems that come up during the process.

Most of the time, the Buyers Agent gets paid from the commission the Listing Agent is paid by the seller which is based on the sales price. Some Buyers Agents work differently than others; occasionally with a negotiated fee for their representation. You should discuss compensation up front with your Buyers Agent so it is clear and in some cases a form called a Buyer-Broker Agreement may be used which explains their duties as your agent and how they are compensated.

It is also important to communicate with your Buyers Agent because the more insight you can give them the better they will be able to assist you. You might want to discuss some of the following with your Buyers Agent:

a) How soon you would like to purchase?
b) Why do you want to purchase a home?
c) How long do you plan on living in the home?

Research and planning are the keys to a successful home purchase. Purchasing your first home can be a complicated and overwhelming process but with the help of the right Buyers Agent it can be a breeze!

About The Author

David Hitt-Coldwell Banker is a licensed broker with over 11 years experience. He specializes in the San Fernando Valley real estates areas such as Sherman Oaks, Encino, Van Nuys and North Hollywood. To search homes for sale, get information about buying or selling http://www.HomesInTheValley.info

By Joseph Kenny

For many years now, British people seem to have had something of an obsession with buying a place in the sun. Numerous TV shows including the one just mentioned, as well as multiple newspaper and magazine articles. All encouraging people to find their little piece of heaven in Spain, France, Bulgaria, or even further afield in Florida, or even Asia.

So many British people find this whole concept to be, a dream come true. In addition, huge numbers are not just dreaming about it. They are actually making it happen, and are buying their piece of foreign property, either as an investment is or as a place to permanently emigrate to in the future.

A survey last year by a well known UK mortgage Company showed that a massive 33% of all British residents fully intended to make owning a foreign home a reality.

Some people are waiting for perhaps, a considerable amount of years, until they reach retirement. Then selling off their home and everything else to head for a new life in the sun.

Others cannot wait to make the leap much earlier, either as a permanent residency or as an investment that will have to sit and wait until retirement.
In some countries such as Spain, there are limited opportunities, to obtain mortgage financing locally. Many people opt for local financing of some have trouble with ruthless operators who think nothing of fleecing foreign mortgage holders for huge sums in front fees.

SolBank a large Spanish bank and mortgage lender charges an upfront fee of 23,000 Euros to cover application costs on a mortgage of 200,000 euros.

These days, the once stuffy traditional mortgage British lenders are far more amenable to second mortgages in the UK for the purpose of purchasing a house abroad. Below are some things to consider when planning, UK financing for a home in the sun.

As with all real estate deals the first thing to consider, are actually three things, Location, Location, Location. Many people opt for the ever popular areas Spain France or maybe Florida, but there are other options.

There are many stunning and exotic places around the world, some highly developed some off the beaten track for tourists. Some of these of the beaten track locations can be equally beautiful, with warm friendly people and just as safe as well known tourist traps.

To find such a property, you may not have to always go to some out of the way exotic country. Properties on the Costa del Sol sell for several times more than those in the northern areas of Spain.

Central France, is far cheaper than the Cote da Azur, and the same applies to many well-known house buying destination countries.

If you are financing your new foreign home with a second mortgage and you don”t intend to live in it for the time being. You should consider locations that will bring in a decent income, especially in the local peak season.

If you”re home in the sun is able to finance itself, it will give you more free cash to save of the day when you can jet out and live in it yourself. This option may also allow you to buy your dream house with a second mortgage today, rather than waiting for retirement.

You should also consider, not using the property yourself in any period of the year, when it can be rented out, and instead opt to use it in the off season.

Perhaps if you have friends or family, who also want their little piece of paradise. Why not consider pooling and the available funds, they you have between you. Again this can bring you to a point of a buying a property, much earlier. Then, if you sell that property 10 years from now, you will have on considerably more cash available to purchase a place in the sun of your own.

You could of course, opt to buy a property abroad, that needs some renovation, this may entail protracted work over several years to make the home come up to a good standard. However, you should be looking at a profit from your renovations; also, the property will hopefully have gone up in value in the meantime anyway.

Financing your home away from home using equity stored up in your UK house is a great way to jump onto the foreign ownership ladder. All that is needed is that your home is now worth more than you paid for it. You can then consider a remortgage to release this equity as cash which you can use to purchase your second home in the sun.

One good advantage to this option is that the money you draw out of the property is being reinvested into a second property purchase. So although you will have interest to pay until second mortgage loan, this should be outpaced by the increased value in your second home, and may even be paid for by rental income.

This may be a good way for many people begin their place in the sun dreams tomorrow, rather than waiting 15 or 20 years, for retirement. If this idea appeals to you, then contact an online mortgage broker, so that he can assess if this is a viable option for you.

About The Author

Joe Kenny writes for the UK loan and mortgage search portal, http://www.glitec.org/mortgages/. The site offers secured loans, http://www.glitec.org/secured-loans/ or US residents visit Rebuild for refinance, http://www.rebuild.org/refinance.html