Let's assume you refinanced your home when the rates were really low. You took the equity you had built up and paid off some bills and made a few home improvements. Now you've built up equity again and you're wondering if it makes sense to do another refinance mortgage. As with all mortgages, the right answers and terms all depend on your particular circumstance. We'll help you sort that out, but first let's start with a few questions for you to think about:

• Unless you're in financial trouble and need some extra cash and have no other way to raise it, we'll need to carefully analyze how much you'll save (if anything) by doing another refinance. Sometimes it's your only way out, but if you have to keep taking out new mortgages, you could probably benefit by our financial counseling

• Examine the difference in monthly payments. If you refinance now, is it going to be a real stretch to make your house payment?

• If you're planning to refinance strictly to pay bills, do the math first. For example if you're car will be paid off in two or three years but you want to use equity from your home to pay it off early, are you really gaining anything? Remember that you're signing up to pay off whatever you use the money for over a period of 15 or 30 years. Your car may end up costing you thousands more if you do it that way

• If you're making more improvements and upgrades to your home, do the best you can to estimate what you can sell your house for in 3 to 5 years. Compute what both the refinances will have cost you in interest and fees and make sure that you'll still make a profit. You may do better to sell the home now and buy one that already has the amenities you want

• When you're computing another refinance loan, look at the total cost of borrowing the money, just as you did with your very first mortgage. If you include closing costs and other fees in the new loan, you'll want to be sure that you pay off that portion in three years or less

These are just a few things to look at when you're evaluating the pluses and minuses of a second refinance home loan. We have the experience and knowledge to help you make your decision. We'll look at your options from every angle, but ultimately of course, you have the final say. We take pride in working with our clients in an informative and no-hassle atmosphere. Trusting your mortgage broker is at the top of the list when it comes to home finance. You can definitely count on us for honest and truly helpful advice.