AJ,thank you so much for taking the time to reply and your advice is very helpful.I will go to bank to see what they offer.As you say this is a collossal amount and is crippling me,not to mention the worry of interest rates increasing! I had assumed that it would automatically reduce the payments,but as you wisely point out,that may not be the case.Thank you again...I very much appreciate your objective opinion and I will post my results.Many,many thanks.

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