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If you are refinancing an existing mortgage, you can use proceeds from the new loan for home improvement (including landscaping). The lender will probably classify the loan as a "cash out" refinance and may charge you a little more in points, interest, or fees than on a no-cash refi. If your'e getting a mortgage to purchase a home, you might be out of luck. Lenders do not generally allow cash back on purchase transactions.
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