Of major importance for buyers is what will the closing costs be for a potential purchase. While it is impossible to give detailed closing costs before closing, this article should serve as a relatively accurate estimate of what to expect.
There are three primary categories of closing costs in a purchase:
- Legal and Title costs
- Bank costs.
- “Pre-paid” items (examples are tax adjustments with the Seller, pre-paid interest, tax, and insurance escrows).
I’ll give an outline of what is included in each category and an estimate of what to expect.
Legal/Title Charges:
Attorney’s Fees:
This is the fee your lawyer charges you for representation in the transaction. Fees vary, but I would expect to pay somewhere in the range of $1,000 to 2,000 for legal fees, depending on the lawyer and specifics of the transaction.
Title Search Fees:
This is the fee for the title searcher to search the land records, building department, health department and other municipal agencies. The title search is usually ordered through your attorney and should run from $400-$450.
Title Insurance:
This is also usually procured through your attorney. If you are taking a mortgage, your bank will require you to purchase a lender’s title policy and virtually all buyer’s purchase an owner’s policy. Both policies are issued for a single premium based on the purchase price.
An estimate of the premiums for an enhanced title policy (which we recommend for virtually all clients) are:
| Purchase Price | Premium Estimate |
| $500,000 | $2,100-2,200 |
| $750,000 | $2,950-3,100 |
| $1,000,000 | $3,700-4,000 |
| $1,500,000 | $5,500-6,000 |
Many buyers do not realize that their attorney receives a portion of the title insurance premium for issuing the policies. The attorney’s commission does not change the cost of the policy, and the attorney cannot negotiate the premiums. All rates are filed by the title companies and approved by the Connecticut Insurance Commission, and the filed rates are what must be charged.
Bank Costs:
These costs are determined by your lender but, in most circumstances, run around $1,500. The fees typically include an origination fee, credit report fee, flood certification fee, tax service fee, and appraisal fee. There also will be a recording fee (generally around $200) to record the closing documents on the land records of the Town where the property is. These costs do not include any points (pre-paid interest charges paid to lower the loan rate) you may choose to pay.
Pre-Paid Items:
This category includes your pre-paid interest on your mortgage, escrows for taxes and insurance, and seller adjustments. All these costs vary depending on what time of year you close, whether your bank requires escrows for taxes and insurance, and what day of the month you close. A quick guide:
Pre-paid interest is charged for the portion of the month between the day of closing and the end of the month. For example, if you close on the 10th of the month and the month has 31 days, you would be charged 21 days of interest upfront. You can calculate the amount by calculating the per-day interest on your loan and multiplying it by the number of days.
Taxes are typically adjusted between buyers and sellers and escrowed by the lender for future taxes. If taxes are paid semi-annually and being escrowed, you should plan on paying 9-10 months of taxes at closing. If taxes are paid quarterly and escrowed, I would plan 5-6 months.
Seller adjustments reimburse sellers for fuel oil as well as taxes, as previously mentioned. Occasionally, other items get adjusted.
If you have any questions regarding this information or would like a more detailed estimate of closing costs, please do not hesitate to contact us at Bayer Law!