Second-position fixed-rate loan lenders in NorCal?

[Jc M.]

I have a SFH rental in Northern California with a $200k HELOC balance (in second lien position). My first is a 7/1 ARM at 2.684% and one year into the term.

Are there any lenders that would refinance my HELOC into a fixed-rate equity loan, preferably with a 30-year term?

I'm trying to avoid a cashout refi combining first and second given where rates are. But, they're rising, it'll take me a long time to paydown the HELOC and I'm open to ideas!

[Kerry Baird]

This is strictly from my own experience, having wanted to do the same thing:

Assuming I refinance the first, that mortgage pays off with money from the lender, and the lien is removed.  The second is now in first position.  Then the lender you use for the refinance balks...because they don't want to be in second position.  And the deal falls apart.  The lender will insist upon having the second lien paid off, so theirs can be in first position.