DEAR BENNY: I am shopping for a new mortgage (I will refinance about $160,000 remaining on a condo worth about $300,000) and discovered my mortgage holder wants about $2,200 in closing costs. I just financed with this bank three years ago and have stellar credit. There seems to be no special benefit for refinancing with this lender. Their broker told me as much. I don’t understand why they wouldn’t want to keep a good customer. Any insight? –Janelle

DEAR JANELLE: I am not a defender of banks, but just because they did a title search and a refinance three years ago does not mean that there are no clouds (i.e., impediments) on your title now. The bank must have clear title in order to make you a loan. Accordingly, they have to do a title search. Additionally, there are administrative costs that have to be paid because the lender will have to look at your financial situation again.

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