Generally, a purchaser’s closing costs fall into two categories: loan costs (money owed to the lender for services) and other costs (costs you owe to the co-op, condo, or seller). While not every purchase will require a buyer to cover all the closing costs outlined in this article (and actual fees vary widely), buyers are generally expected to cover most of the closing costs described in the following sections. Notably, if you’re buying a condo also be prepared for additional closing costs, including both city and state mortgage recording taxes.
In this article:
Loan Costs (Coops and Condos)
Origination Charges
Depending on the lender and whether you opt to purchase points, expect at least some origination charges, including the following:
• Application Fee – $175
Many lenders charge an application fee, which is usually $150 to $200
• Commitment Fee – $1000 (cost can be fixed or a percentage of the undisbursed loan and will be higher for larger loans). This is a fee (either flat rate or a fixed percentage) that lenders charge as compensation for guaranteeing a loan at some point in the future.
• Points – Variable costs If you’re a first-time buyer, origination points may be a new concept. At their most basic, origination points are a fee paid to cover the evaluation, processing, and approval of a home loan. The more points paid, the lower the interest rate on your mortgage. Typically, one point is equivalent to 1 percent of the mortgage.
Other Lending Costs Typically Charged by the Lender to Buyer
In addition to origination fees, buyers will typically be expected to cover the following costs and most lenders will automatically charge these costs (i.e., buyers won’t be able to shop around for other options):
• Appraisal – $585
This cost covers the appraisal of the unit carried out by the lender to ensure the unit has not been over- or under-valued.
• Credit Report Lender - $24
Generally, lenders pull reports for buyers from all three major credit bureaus and this comes at a cost.
• Lender Flood Certification – $5
This small cost is simply a way for the lender to confirm that the property is not in a known flood zone; if the property is in a flood zone, the lender may still proceed with the mortgage but will require the purchaser to take out additional flood insurance.
• Title - Settlement / Closing - $1,100
This fee covers the cost of another service provided by the lender—a thorough search to ensure that the property isn’t currently in arrears of its property taxes and that any existing loans or liens on the property have been paid in full. Simply put, this fee ensures a buyer is about to inherit someone else’s financial mess.
Other Services
Beyond the aforementioned fees, in New York City, anyone purchasing a coop or condo should be prepared to cover a host of other services for which buyers may or may be able to shop around. These fees include:
•
Bankruptcy Search –$70
This search ensures that you have not declared bankruptcy since applying for your loan (earlier declarations will appear on your credit report—this is a second check).
• Co-op Lien Search – $380
Generally, the purchaser’s attorney does a lien search of any UCC filings, judgments and liens against the cooperative corporation or sponsor.
• Escrow Service Fee – $75
Once a contract closes, one puts their “earnest money” or down payment into an escrow while the deal moves toward a close. The escrow agent charges a fee (flat or fixed percentage of the sales price) to hold the money during this time.
• Municipal Search – $200-$400
This service, generally carried out by the buyer’s attorney, is essentially a review the title search for the property being purchased.
• Patriot Act Search – $70
The Patriot Act Search is another cost that may come as a surprise, but since 2001, anyone buying a property in the United States is subject to a search to ensure they are who they say they are and have no history of involvement in terrorist activities.
• Recording Service Fee – $30
After closing, both your mortgage and property transaction will need to be recorded in the county where the closing too place. Locally, this fee is generally no more than $30.
• State Tax Search – $125
This additional search is designed to uncover any tax notices related to the property at the state level.
Other Costs (Coops and Condos)
Taxes and Other Government Fees – Variable and mostly paid by seller
There are two types of taxes that trade hands at closing: recording fees and transfer taxes. Recording fees are generally a minor cost (and covered by the buyer). Transfer taxes, on the other hand, can be significant—fortunately, in New York City, transfer taxes almost always fall on the seller, not buyer. Still, while negotiating your contract be certain to ensure this is the case.