Interest rates will go up but it won’t be the banks decision. I think there is a correlation between 30 year rates and people getting out of the bond market and back into securities. Right now conventional wisdom seems divided on wether it is going to be a good year for banks or not. I don’t know about this year but in my mind banks that carry mortgages are no different than the bond market, which I think more people are getting the idea to get out of.