Q. Can I get a lower mortgage rate without refinancing?

A.Most lenders won't even consider it.

If a bank or mortgage company routinely renegotiated rates in the middle of a loan they'd have thousands of borrowers lined up, demanding a sweeter deal.

There are two exceptions to the rule:

• You've suffered a personal or family crisis that's significantly reduced your income and made it impossible to keep up with your payments.
• You have a subprime loan that's charging ever higher rates and you're in danger of defaulting with foreclosure looming on the horizon.

It's still a hard sell, but most lenders will at least consider restructuring a loan in those cases.

But we have to wonder why you're reluctant to refinance?

Home loans are cheaper than they've been in years and you can recoup the cost in a matter of months. Our extensive database of the best mortgage rates is a good place to start looking.

Our refinancing calculator will help you find the best deal and greatest savings.