Surprise closing costs settlement fees

[Cary Forrest]

In contract to buy a duplex. Really 2 side by side semi-attached SFRs and got a 65% surprise in closing agency fees over estimate - the day after I drop off contracts and escrow check to settlement agent.  The title insurance rate is fixed by state, no question there.  The town certification fees, taxes, recording fee and transfer taxes etc no questions.  The other agency  fees previously disclosed in their fee structure are reasonable regarding doc prep and settlement.

However the settlement co. after the fact wants additional amounts.  Especially annoying because its a cash deal from long term owner and seemingly not at all complex. I even gave them his paid tax receipts and have 20 years of paid water bills!

Abstract search fee of $200- isn't this already part of normal title insurance process thus a garbage fee?  

Lien Letter fee of $850- isn't this already part title insurance process thus a garbage fee?

Plus they want their closing $1050 up front before processing!

Thanks

[David Lee Hall, III]

I can't say I have ever paid a title company up front. I have paid a deposit when a lawyer was doing the closing. 

Here is what I have:

Lien Letters: I always have these, it is the fee processing from townships to make sure no liens are in place. I pulled my last 5 HUD documents and these ranged from $85-$250

Abstract Search Fee: I do not have this on any of mine, but there are several items rolled up into "services" and I do not have the itemized breakout so these could be in there.

I would ask why their Lien Letters section is so high - especially with pre-paying. Mine very every time and I asked about this and was told it is due to the number of entities that must be contacted depending on township and if any exist follow up work associated.