| ESTIMATED
COSTS
OF CLOSING Closing costs may vary from one lender to another and from one loan program and another. Your lender should present you with a "Good Faith Estimate" of your closing costs. Depending on the time of the month you close, this should be close to your actual costs at closing. If you do not understand the costs, it is your right and your responsibility to ask your lender to explain. In Georgia, the SELLER typically pays :
1. Transfer tax on
the deed at a current rate of .0010% of the selling price.
Note: As of January 1, 2007, the Seller
is no longer required to provide or pay for a prelisting termite
letter, nor provide a clear termite letter at closing unless all
parties agree in writing. However, I recommend that the seller
have a termite inspection prior to listing, and treat, repair or
disclose any problems. Closing
costs may be paid by the Seller or the Buyer.
If the loan is less than 90% Loan to Value, the lender may only allow
the
Seller to pay up to 3% in closing costs, discount points, and any other
cost of closing combined. FHA loans and 90% LTV (Loan to Value)
typically
allow a 6% seller contribution. WHO
PAYS
THE CLOSING COSTS IS NEGOTIABLE AT THE TIME OF CONTRACT.
If
you are not financing your purchase, see CLOSING
COSTS FOR CASH SALE Items Which Are
Considered Closing
Costs LOAN ORIGINATION
FEE . Mortgage Loan Only. This is essentially the
"commission"
charged by your originating mortgage company or bank. Remember,
your
originating company probably is not funding the loan, so its fees are
collected
only one time, at the time of closing. The average loan
origination
fee is 1% of the loan amount. APPRAISAL.
Mortgage Loan Only. Optional for Cash Sale. About $350.00. FLOOD CERTIFICATION . Mortgage Loan Only. This doesn't mean that your property is in a flood plain - it is required by all title companies. Average of $90.00. TITLE SEARCH . Mortgage Loan Only. Optional for Cash Sales. About $150.00. LENDER'S TITLE INSURANCE . Mortgage Loan Only. This is a mandatory closing cost. It protects the lender's interest in the property against any claims against the title. Cost varies - $200.00 and up. OWNER'S TITLE INSURANCE. Mortgage Loan or Cash Sale. This is optional in Georgia. It protects the Buyer/Owner against any future claims against title. It is a one-time fee. Cost varies. The title company typically issues the lender and owner's policies at the same time, and offers a discount at that time. Multiply the purchase price by .002, and you'll get an estimate of the cost. FINAL PROPERTY
SURVEY. This probably will be optional
for Mortgage Loan, and is optional for Cash Sales. Most title
companies no longer
require a survey at closing, but the lender may require it (or the
buyer
may want one). The cost averages $275.00-$300.00. You may
request that the closing attorney order the survey for closing, or you
may order and pay for it prior to closing. TERMITE LETTER (GEORGIA WOOD INFESTATION
REPORT). As of January 1, 2007, the Georgia Association of
REALTORS "Purchase and Sale Agreement" does not require the seller to
provide a "clear termite letter" to the buyer. The burden is on
the buyer to order the inspection within the inspection contingency
deadline, and present the seller with any requests for treatment or
repairs. For most mortgages, this is now optional. TRANSFER TAX ON THE MORTGAGE. Mortgage Loan Only. Cost depends on the mortgage. ATTORNEY'S FEE. Mortgage Loan or Cash Sale. This is the fee to the Closing Attorney who represents the lender in the transaction. The average fee in Atlanta is $400-$550. Depending on your lender, there may be other costs for mortgage broker commissions, underwriting fees, courier fees, etc., that would be considered closing costs. Please refer to
your lender’s Good Faith Estimate
for
specific costs, and don't hesitate to ask your loan officer for further
explanations if necessary.
You'll also
want
to be sure to bring your
Good Faith Estimate to closing with you, to compare it to the
Settlement Statement. Prepaids are not to be confused with Closing Costs. Closing Costs are costs to close the loan, such as lender and attorney fees and title insurance. Prepaids are items which are prorated or escrowed at closing. These may include the following: PROPERTY TAXES 1. The current year’s tax bill will be prorated at closing. If the tax bill is not yet out, the attorney will estimate the bill and will prorate the buyer’s and seller’s shares at closing. 2. An escrow account will be set up with your lender to pay your tax bills in the future. Your lender generally will require enough months in escrow at closing to pay the next tax bill when it comes due. However, if the tax bill is not yet paid for the calendar year, the buyer will be credited with the seller’s share of the tax bill. Be sure to get together with your lender prior to closing and clarify how much will be required for escrow. HAZARD INSURANCE You must bring a one year paid policy to the closing for your homeowner’s insurance (or have it sent by your insurance company to the closing attorney for the premium to be deducted at closing). Your lender will require at least two month’s of your insurance premium to be escrowed at closing for next year’s bill. HOMEOWNER’S ASSOCIATION FEE If your neighborhood has a homeowner’s association with a mandatory fee, the fee will be prorated at closing, depending on how your HOA collects (monthly, quarterly or annually). You may also have to pay in full an initiation fee. PMI – PRIVATE MORTGAGE INSURANCE If your loan is less than 80% loan to value, your lender may charge PMI, or Private Mortgage Insurance. You will pay a percentage at closing, and a percentage will be added to your monthly mortgage payment. Your lender should include an estimate of this cost in your Good Faith Estimate. The current Georgia Association of Realtors contract allows either the Buyer or the Seller to pay prepaids, but this may dictated by the lender and loan program. Recommended Optional Items ONE YEAR HOME
WARRANTY. This is not
considered a true closing cost, but may be paid at closing by the
buyer
or seller. Several third party companies offer home
warranties for
resale homes. The cost for basic coverage is under $400.00, and
certain optional coverage may be added. Your agent can recommend
several excellent companies in metro Atlanta.
HOME INSPECTION. This is not a closing cost, and is optional. The cost of an independent home inspection is the Buyer's cost. If you are buying with the right to have the home inspected, it is your responsibility to order the inspection within the deadline period and pay the inspector at the time of inspection. This is for defects that may not be easily discovered in a visual inspection. RADON INSPECTION. If you are purchasing a home in north Georgia, it is advised that you have an indepent radon test performed during your inspection contingency. MORE... (use your BACK button to return to this page) FINAL PROPERTY SURVEY showing the property boundaries, where the house and driveway are placed on the property, and any easements or encroachments. Some lenders require a survey at closing, but most do not. If you do not include a recent survey in your owner's title policy at closing, your title insurance may exclude any property line disputes! OFFICIAL GEORGIA WOOD INFESTATION REPORT (Termite Inspection). If the seller does not have a current termite bond, it is advised that the buyer have an inspection as part of the inspection contingency, and request for the seller to treat and repair any active infestation. MORE,,, OWNER'S TITLE INSURANCE. The mandatory policy issued at closing is the Lender's Title Insurance. In Georgia, title insurance is optional for buyers. If there is a cloud on your title, or a claim against your title, during your ownership or when you sell, you'll want your own policy. Just like hospitlization insurance, you may never need it. If you do need it, you could lose up to your entire equity without that policy. MORE...
Below is an example of items which might be included in the Buyer's costs of closing. The following data is for estimation purposes only and the accuracy of the figures is not guaranteed. The actual costs with respect to each transaction will vary depending on the circumstances. You'll find web sites on the Internet where you can calculate your Principal & Interest amount. This is just one of many: http://www.com-stock.com/products/java/ This is a typical
90% Conventional Fixed Rate Loan, and
the Seller has agreed to contribute $3,000.00 toward the Buyer's
Closing
Costs. There is no required homeowners association fee in this
community.
Keep in mind that there are many loan programs available today,
including 100% financing. Purchase Price $ 182,900 Estimated Cash Requirements
Estimated Total Cash Required $ 22677.57 Estimated Monthly Cash Required Monthly Payment (P
& I) $ 973.67 ** 2 months of
PITI cash reserves are required after closing
** Links to Other Helpful Information |
