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A consolidation refinance can also lower your monthly payment by extending the term of your loan, allowing you to repay the debt over a longer period of time.The benefits of consolidating debt through a refinance can get away from you if you do not act carefully.If the buyer applies for a conventional mortgage or VA loan, guaranteed by the U. Department of Veterans Affairs, any student loans will be included, even if the payments have been deferred, explains David Krichmar, a mortgage banker at Core Lending in Conroe, Texas.If the buyer applies for an FHA loan, insured by the Federal Housing Administration, any student loans will be included unless the payments have been deferred for at least 12 months.This not only simplifies the payments, but can also provide real debt relief by reducing those payments as well.A consolidation loan can reduce your monthly debt payments in two ways.There may be other wrinkles involved - for example, some of your creditors may be willing to write off part of your debt in return for an immediate payoff - but the key thing is that you're simplifying your finances by exchanging many smaller debt obligations for a single bill to be paid every month.What types of debts can be covered by a debt consolidation?

What the banks actually underwrite to is what the monthly payment is," explains Jay Dacey, a mortgage broker at Metropolitan Financial Mortgage Co. Whether student loans are included in debt-to-income ratio depends on the type of loan and whether the payments are current or have been deferred.If you own a home, there's a good chance you'll do a mortgage refinance at some point.Few borrowers stay with their original home loan for a full 30 years; most either refinance or sell the property long before the full term runs its course.One of the main reasons people refinance a mortgage is to get a lower rate.Refinance mortgage rates are generally identical to the rates on a home purchase mortgage for a borrower with an identical credit and financial profile – you don't pay a higher or lower rate just because you're refinancing.First, you may be able to get a lower interest rate on your consolidation loan than you were paying on your various other debts.