First Franklin can not be trusted and be wary of any false hopes offered by this company. After dealing with them trying to refinace/renegotiate before an ARM comes due I have been strung along. They have told me I make too little to qualify (bill to incone ratio escew), next told I make too much (have too much income with same numbers as before), flat told they " don't regenotiate ", been offered another arm, told I must be the only one they have heard any complaint from. With 700+ credit score and never missing a mortgage payment they probably see me making the 11% and +7% mortgage payment with the latter capping at 12%. Recently I found out about the PMI insurance they are probaly looking to capitalize on at the expense of hard working americans. DO Not work with this company wich is operating under the name of HOME LOAN SERVICES. And I must point out that the manager I spoke too took pride that they are owned by Bank Of America.