Napa Valley Relocation Handbook
from Cindy Sparks, Broker, Realtor<sup>®
"...the best move you'll ever make!"

Relocation Information</sup>

Every area is different when it comes to which party in a sale transaction will pay for specific costs.  In most cases, the seller is responsible for the property tax up until the date of transfer.  All other charges are normally a matter of local custom--but like most aspects of a home purchase, open to negotiation.  The exception is certain federal loan programs, which dictate which charges the seller and buyer must pay.

In Napa County, here are the customary divisions of costs:

Sellers Costs:

• County Transfer Tax  ($1.10 per each $1,000 of  sale price)

• Geological Disclosure Report

• Costs associated with complying with 
           * Water heater strapping regulations
           * Smoke detector installations
           * Water conservation --i.e., low-flow showers
  (if not already in place)

• Buyers Home Warranty--not required, but highly recommended

• Sales commission

Buyers Costs: 

• Title search and preliminary report

• Title insurance policy

• Escrow fees

• Costs of the loan (mortgage) for the purchase
            * Appraisal fee
            * Points
            * Origination fee
            * Document Preparation
            * Miscellaneous fees

• Inspections and reports required by lender and/or recommended for your protection:
           * Roof inspection
           * Termite report
           * Chimney inspection
           * Pool inspection
           * Complete home inspection
           * Plot survey (not always necessary)
  

If the inspections show that repairs are needed, the cost of those repairs is negotiable between the seller and buyer.

For example, in a Termite Inspection Report, there are two parts:  Section 1, existing damage from pests and Section 2, potential problems which should be corrected to prevent future damage.  In most cases, Sellers will agree to cover the cost of Section 1 items but not necessarily Section 2 items.  Depending on the cost of the home, the type of repairs needed, the current marketplace and other factors,  Buyers may agree to cover the cost of some of the repairs themselves.  

I can explain the different options you have in responding to all of these choices, and ensure that you have the information available to make the best decision for your own situation.   Call me if you have questions, I'll be very happy to help in any way I can.