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Hi Sonia, We offer the FHA short refinance program in South Carolina. We get most of them approved, but the problem has been getting the current lender to accept a short refinance amount... so since HSBC has already told you they would let you do a short refinance then it sounds like it could work out with us. Feel free to send me a message through here, an email, or a phone call. I'm usually available until 10PM Eastern Time (I am in California). Shane Milne | Lending in all 50 states | NMLS #81195 shane@thebesthomeloans.com | 949-273-4161 direct