Yup Richard,

You should have no issue getting a rate of 4.0-4.5 depending if you wish to buy down your rate, or use a rebated fee to make it a zero out of pocket experience.

15 year fully amortized loans are even better. 3.5-3.8%.

What Wells is trying to do is keep a good performing loan on their books. If they lose you to another bank, they lose an earning asset.

If you are gainfully employed, you have a good credit score, and have limited revolving and other debt, refi now.