I have over seven years experience as an escrow officer, so I feel qualified to answer your question. HUD imposed new regulations on the lenders as of January 2010, which makes the lenders disclose almost all fees as buyer costs. If your contract calls for the seller to pay certain costs (i.e. the owner's title policy and county/city transfer tax), the HUD statement/closing statement will offset those charges with a seller credit. If your contract calls for a separate seller credit for closing costs, these credits should not be included in that amount. There is no advantage to the seller in having it shown this was and no disadvantage to you as it is a wash.
Let me know if you need further explanation.
As far as email doc fees, this used to be charged by the lenders, but since they electronically send their docs to escrow and expect escrow to print them. (And we are talking two copies of 100+ page documents- not to mention countless redraws due to lender error) The escrow companies have instituted this fee to recoup some of their costs.
These questions should be clearly and firmly answered.
While I do know the answers, I do not feel it is my place to step into this transaction, nor to offer you advice.
I wish you the best, please consult with the people you are working with. There should be no question left unanswered!
Plus, the Escrow Company and Seller Agent RE Brokerage are owned by the same company.
That's one reason I'm suspicious why these are being listed as Seller Credits on MY HUD and GFE, rather than just be listed on the Seller's forms with no mention on mine....
I'm sure there must be some advantage to Seller to have them listed as being paid FOR Buyer...
If you've looked over HUD-1 and GFE forms, please let me know your experience re how these items are usually listed.
Thanks so much.