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  • What is the penalty on the second?
  • What is the interest rate on the second?
  • How big is the second?
    Generally (not always) a cash-out refi boosts the interest rate you are paying up 0.5%. Run the numbers with the cashout vs subordination and see which results in lower total costs.

    If the second has a significantly higher interest rate than the first and combining still keeps you out of PMI(if you currently are out of PMI) – it might actually benefit to combine and take the hit on the new first’s interest rate – you got to run the numbers for both to know. I don’t have enough info of your situation to do that.

    Where interest rates are going: I don’t think they will head up in the next 3 months. In the next 6 months, not certain. If up, not by much. Brexit has shaken the market and there are still a lot of unknowns. I don’t think the Brexit is as bad as claimed, and it might be better for the Brits in the long run.

    NOTE: An increase in interest is not quite as bad as most people think. Remember that mortgage interest is tax deductible. To get the real ‘effective’ rate on your disposable income, use your marginal tax rate (amount that each additional $ of income increases your tax). So, if you are in the 30% total (fed and state) marginal tax bracket, real interest rate increase would be 0.005 * (1 – 0.30) = 0.0035, or 0.35%.

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