You’ve found the perfect real estate for your next flip. It’s within your budget, the area is right, and you’ve finished all the inspections. Now all you have to do is cross the “T”s and dot the “I”s right? You forgot about closing costs!
Closing costs are fees associated with your home purchase that are paid at the closing of a real estate transaction. Often this will run you about 7%, give or take. The cost ranges based on location and the type of loan you have. Here’s a great list from Zillowon what could be included:
· Application Fee: This fee covers the cost for the lender to process your application. Before submitting an application, ask your lender what this fee covers. It can often include things like a credit check for your credit score or appraisal as well. Not all lenders charge an application fee, and it can often be negotiated.
· Appraisal: This is paid to the appraisal company to confirm the fair market value of the home.
· Attorney Fee: This pays for an attorney to review the closing documents on behalf of the buyer or the lender. This is not required in all states.
· Closing Fee or Escrow Fee: This is paid to the title company, escrow company or attorney for conducting the closing. The title company or escrow oversees the closing as an independent party in your home purchase. Some states require a real estate attorney be present at every closing.
· Courier Fee: This covers the cost of transporting documents to complete the loan transaction as quickly as possible.
· Credit Report:A Tri-merge credit report is pulled to get your credit history and score. Your credit score plays a big role in determining the interest rate you’ll get on your loan.
· Escrow Deposit for Property Taxes & Mortgage Insurance:Often you are asked to put down two months of property tax and mortgage insurance payments at closing.
· FHA Up-Front Mortgage Insurance Premium (UPMIP):If you have an FHA loan, you’ll be required to pay the UPMIP of 1.75% of the base loan amount. You are also able to roll this into the cost of the loan if you prefer.
· Flood Determinationor Life of Loan Coverage: This is paid to a third party to determine if the property is located in a flood zone. If the property is found to be located within a flood zone, you will need to buy flood insurance. The insurance, of course, is paid separately.
· Home Inspection:You will likely get your own home inspection to verify the condition of a property and to check for home repairs that may be needed before closing.
· Home Owners Association Transfer Fees: The Seller will pay for this transfer which will show that the dues are paid current, what the dues are, a copy of the association financial statements, minutes and notices. The buyer should review these documents to determine if the Association has enough reserves in place to avert future special assessments, check to see if there are special assessments, legal action, or any other items that might be of concern. Also included will be Association by-laws, rules and regulations and CC & Rs.
· Homeowners’ Insurance: This covers possible damages to your home. Your first year’s insurance is often paid at closing.
· Lender’s Policy Title Insurance: This is insurance to assure the lender that you own the home and the lender’s mortgage is a valid lien, and it protects the lender if there is a problem with the title. Similar to the title search, but always a separate line item.
· Lead-Based Paint Inspection:Covers the cost of evaluating lead-based paint risk.
· Loan Discount Points:“Points” are prepaid interest. One point is one percent of your loan amount. This is a lump sum payment that lowers your monthly payment for the life of your loan.
· Owner’s Policy Title Insurance: This is an insurance policy that protects you in the event someone challenges your ownership of the home. It is usually optional.
· Origination Fee:This covers the lender’s administrative costs. It’s usually about 1 percent of the total loan but you can sometimes find mortgages with no origination fee.
· Pest Inspection:This fee covers the cost to inspect for termites or dry rot, which is required in some states and required for government loans. Repairs can get expensive if evidence of termites, dry rot or other wood damage is found.
· Prepaid Interest:Most lenders will ask you to prepay any interest that will accrue between closing and the date of your first mortgage payment.
· Private Mortgage Insurance (PMI): If you’re making a down payment that’s less than 20% of the home’s purchase price, chances are you’ll be required to pay PMI. If so, you may need to pay the first month’s PMI payment at closing.
· Property Tax: Typically, lenders will want any taxes due within 60 days of purchase by the loan servicer to be paid at closing.
· Recording Fees: A fee charged by your local recording office, usually city or county, for the recording of public land records.
· Survey Fee: This fee goes to a survey company to verify all property lines and things like shared fences on the property. This is not required in all states.
· Title Company Title Search or Exam Fee: This fee is paid to the title company for doing a thorough search of the property’s records. The title company researches the deed to your new home, ensuring that no one else has a claim to the property.
· Transfer Taxes: This is the tax paid when the title passes from seller to buyer.
· Underwriting Fee: This also goes to your lender, covering the cost of researching whether or not to approve you for the loan.
· VA Funding Fee: If you have a VA loan, you may be required to pay a VA funding fee at closing (or you can roll this fee into the cost of the loan if you prefer). This is a percentage of the loan amount that the VA assesses to fund the VA home loan program, however some borrowers are exempt from this fee. The percentage depends on your type of service and the amount of your down payment. Here is a breakdown of the cost of the VA funding fee and a complete list of allowed fees for VA loans.
It’s super important that you plan ahead for these costs. If you’re buying a home for $800,000, the closing costs could be $56,000. If you’re not ready for that, it could end up costing you the deal.
At least three business days before your closing, the lender should give you Closing Disclosure statement, which outlines closing fees. Compare this to your Loan Estimate and ask the lender to explain what each line item on your closing costs is and why it is needed. Some items can be negotiated down, so make sure you know what you’re paying for.
In some cases you can actually negotiate to get the seller to pay the closing costs. That has to be worked out ahead of time and is relatively rare.