[icemann427]

I'm guessing you can find a boiler plate purchase and sale agreement, online. Perchance, you have a friend who is a Realtor, maybe they will give you their standard purchase and sale agreement you can follow without requiring representation and paying a commission. In many states, all of this plus the escrow transaction is handled by attorneys. In many other states, an escrow company can take care of the purchase and sales transaction.

Who pays for what is what ever is agreed to. However, there are standard or normal charges borne by buyer and seller. Buyer and seller normally split the escrow fees. Owner's title insurance is paid by the seller which insures for what you are paying, is what you are getting. If you are getting a loan on the property, you as the buyer/borrower will pay the Lender's title insurance policy. The property almost certainly had a survey sometime in the past, which may be a metes and bounds legal description. Based upon being able to read the legal description, you may be able to find the lot corners. If not, paying for a surveyor to find them, anew, should be paid for by the seller. Real estate taxes should be prorated based upon the closing date and could be charged to seller and credited to you based upon the closing date. All other assessments should be current, but if not, should be paid by the seller. Once you enter escrow, you should receive a preliminary title report that gives the legal description; a pdf picture of the property which includes the measurements; all the exceptions to title that could possibly matter to you as the buyer (easements, HOA's, assessments, etc); real estate tax information and whether or not they are current. You need to know what you are reading on the preliminary title report to make sure everything is proper. If you do not, I would be happy to read it for you. Recording charges for the deed; messenger service and a bunch of other junk type fees which somehow are added in can be negotiated by buyer and seller but perhaps ask the escrow officer who normally pays for these silly items. That's about all I can think of at the moment. If I remember more, later, I will post, again.