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Yes you can possibly pay more than $4k at closing and that would be all on you. This is a question for an agent, if you don't have one you need to get one.
the house is 199K and I read online that you pay 3 to 5% of that. How can they tell us it would be 4K?
Closing costs consist of various charges, some of which are based on a % of the loan(origination fee) and some of which are pretty much a set amount regardless of home price(inspection, appraisal, survey, etc). So 3-5% is just a rough estimate but it varies by transaction.
It sounds like they offered you a credit to put towards closing costs. This is very common in real estate transactions. They aren't telling you what closing costs will be, or offering to pay for all your closing costs, just offering you a credit to defray some or all of them. That's generally how that type of thing works.
Since you are starting a ton of threads on the same basic subject go read what I wrote in one of your other threads. YOU are responsible for knowing what the loan will cost you before you put an offer in not your agent or your loan officer but YOU and YOU alone, personal responsibility is part of being an adult.
Sounds like the seller is crediting you up to $4K. Anything beyond that is on you.
You need to talk to your lender about what the estimated closing costs will be. And then expect that to change. My final closing costs ended up being $1K more than the initial estimate on day 1 of the mortgage process.
There are some closing costs that are generally "fixed" such as certain title company costs, any local fees, transfer taxes, and a close estimate of any real estate taxes (whether any taxes are owed by the seller depends on your location). Your loan officer should also be able to give you a very close estimate of your loan closing costs and all closing costs.
I was just told I needed to pay a year worth of hoke insurance up front?
That is correct.
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