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Lower mortgage rates spike the volume of refinance mortgage applications but, will a potential refinance boom be turned down by lower home values? Estimates for the fallout of applications submitted to lenders range from 50% to 65%, due in part from low appraised home values.

Homeowners with substantial home equity and good credit may be the primary beneficiaries of lower refinance mortgage rates, while many others could find themselves stuck in their current mortgage, unable to refinance because of lower than expected home values.

High expectations of home values are often dashed by the reality of current appraisals, which determine the value by comparing similar residential properties that have recently sold and closed escrow. When a lender takes an application for a refinance, the borrower is usually asked for an estimate of their home value, which may be just wishful thinking.

If any of the recent home sales within a neighborhood are from foreclosures or short sales where the banks have substantially cut the prices for a quicker sale, appraisers have no choice but to use those properties as comparable sales to determine the value of a home for refinancing a mortgage.

The mortgage industry is taking steps to ensure more reliable home valuations. Fannie Mae and Freddie Mac, the largest U.S. mortgage finance companies, have agreed to establish a home appraisal code to help prevent undue influence on appraisers, which has in the past led to artificially high home values, contributing to a record number of foreclosures.

Also, in order to protect against potential loss, FHA has changed their lending guidelines to require that borrowers pay for two separate appraisals on cash out refinance mortgages over 85% loan to value, using the lesser of the two values to calculate the maximum loan.

Because home values are such an important issue when refinancing a mortgage, lenders should offer to have the local comps checked, as a courtesy to borrowers prior to spending any appraisal money, since the borrower usually pays for the appraisal, just to make sure the value is close to what is needed in order to fund a refinance mortgage.

Article written by Rick Smith at http://www.crhome.com, additional refinance mortgage information at http://www.ditech.com