Subject : My lender ( Flagstar Bank, MI ) refused to terminate my Private Mortgage Insurance ( PMI ) after I meet all conditions. 
I sent letters, e-mailed and called the Flagstar bank requesting for my PMI waiver as early as XXXX, XXXX. But my request has been rejected because I saw {$160.00} of PMI was still charged on XXXX XXXX, XXXX. I meet all conditions : XXXX payments have been made since the origination date of the mortgage. 
No monthly payments were more than 30 days delinquent in the last 12 months. 
No monthly payments were more than 60 days delinquent in the last 24 months. 
There is no late charge My Loan to Value ( LTV ), calculated by dividing the current principal balance ( {$290000.00} ) by the lesser of the original appraisal amount ( $ XXXX ) or the purchase price ( $ XXXX ), is 65 % now, far less than required 78 % or less. 
Hence, based on The Homeowners Protection Act of XXXX ( the " PMI Cancellation Act '' ), the lender must terminate my PMI automatically on the date when my loan balance reaches 78 % or less of the original value of my home. But they refused to do so, let me know if you can help and the quote. 
Thanks very much for your time, XXXX XXXX XXXX XXXX XXXX 
