1. Loan to Value and Mortgage type. There is no FICO add on for an FHA mortgage while there is for a conventional loan. Usually the best rate for a conventional mortgage is 740 but also depends on your Loan to Value.
2. Your Mortgage Advisor. Given what we know about the best rates, My recommendation is committing to a Mortgage Consultant you are comfortable with and that you can trust. Someone that can deliver. Getting the best rate will not only depend on the factors above but also the ability of your Mortgage Consultant to deliver the best advice with his/her rates.
3. Your Lenders rates. Historic mortgage lows have pushed some national lenders up to 90 day pricing on refinances. In addition, they have raised their interest rates slightly to slow down production. Some lenders may be aggressive with their Conforming rates while not as aggressive with Jumbo mortgages. This is where your trusty mortgage advisors knowledge will be crucial. I am fortunate to have some of the best rates beyond what a National lender can provide.
Getting the best mortgage rate is not limited to these 3 points but its a good start. If you need additional in depth advice, I can help.
Good luck in your search.
Home Mortgage Consultant
Land Home Financial
(415) 271-7740 direct/cell
More than happy to help you find a mortgage broker who not only knows the business, but represents a wide range of options.
I hope that helps...
However, we have three lenders that we work with who have never failed to deliver on their promises for loans. There have been a few times where they said they couldn't do it on the front end, but this is responsible business behavior in my view.
If you would like some referrals drop me a line - we have some great ones.
Lance King/Owner-Managing Broker