Good stuff, Haj! We were lucky to have a great guy work with us, he did it for us twice with no-points-no-closing. Between the first mortgage and the last, we cut it down from 26 years *remaining on 30) to 15, and cut our monthly cost almost $400. In the right conditions, refinancing roolz. The only bad thing was that the money saved went to something other than music, audio, or booze.