Refinancing current mortgage-options?

[David Robertson]

I currently have my own residence with a 5.25% fixed interest rate with excellent credit that I have lived in for 2 years. I am planning on living in the home for another 3-4 years.

I looked into refinancing my loan to take advantage of the low 4% rates currently available, but was told there would be no savings because FHA loans have increased their mortgage insurance premiums by nearly 100%...

Are there lenders out there that do not require mortgage insurance? Are there lenders out there that do not charge mortgage origination fees to assume my existing loan? Would a smaller, local bank be my best bet?

I recently have done a complete kitchen and living room remodel and imagine my property values have increased a little bit accordingly. If i can get a new appraisal that shows I have more than 20% equity in my home based on my current loan balance would a lender waive the mortgage insurance?

Just curious...