In Santa Clara County, the seller pays for the County transfer tax, as well as the cost of escrow & title insurance. You will pay for the cost of the ALTA Title Insurance that the lender requires.
Sunnyvale does not have a city transfer tax (San Jose & Mountain View do.) That city transfer tax is what is usually split 50/50 between buyer & seller.
With all that said, everything is negotiable. Depending on the situation, your non-recurring costs can be incorporated into the purchase contract so that the seller pays for them. Every situation is different. Sit down with your realtor when you are ready to write the offer to determine what will be the best overall strategy for you to get the best house for the best price & terms. (This is the part of the business that I find truly fun!!)
Also, please make sure that you also talk to your lender so you understand your closing costs from them. I do not like it when my clients are surprised at Title, especially since these surprises can cost thousands of dollars!
Happy house hunting. Let me know if you need any help in your quest.
Alain Pinel Realtors