The Complete Professional Checklist for a Direct Home Sale

Professional #1 — Real Estate Attorney (Essential)

When to hire: as soon as you have a serious match, before any terms are discussed or documents signed. What they do: draft and review the purchase contract, handle the attorney review period, review title, prepare transfer documents, attend closing. Who pays: both buyer and seller hire their own attorneys separately. Cost: $1,500–$3,000 in NY/NJ; $800–$2,000 in FL. Required vs recommended: NY and NJ — non-negotiable. FL — strongly recommended. How to find one: state bar referral service, personal referral from a recent buyer/seller, or NestMatcher's Professional Directory.

Professional #2 — Title Company (Essential)

When to hire: after the contract is signed — your attorney typically recommends one or you select your own. What they do: title search, title insurance, closing coordination, deed recording, escrow management. Who pays: buyer typically pays in NY/NJ; negotiable in FL. Cost: $1,000–$2,500 total (title search + title insurance + closing fees). How to find one: attorney referral or NestMatcher's Professional Directory.

Professional #3 — Home Inspector (Essential for Buyers)

When to hire: immediately after the contract is signed, during the inspection contingency period. What they do: evaluate all major systems and structural elements and produce a written report. Who pays: the buyer. Cost: $400–$600 for a standard single-family home. Additional specialized inspections to consider: radon ($150–$300), oil tank sweep ($200–$400 in NY/NJ), termite ($75–$150), sewer scope ($150–$300), mold ($300–$600).

Professional #4 — Mortgage Broker or Lender (Essential for Financed Buyers)

When to hire: before making any offer — pre-approval is required. What they do: structure and process your mortgage from pre-approval through closing. Who pays: typically paid by the lender, not the borrower directly. Cost: origination fees typically 0.5–1% of loan amount. Compare total loan costs, not just the headline interest rate. How to find one: personal referral or NestMatcher's Professional Directory.

Professional #5 — Appraiser (Ordered by Lender)

When it happens: after the contract is signed, ordered by the buyer's lender. What they do: independent property value assessment. Who pays: the buyer pays the appraisal fee through the lender. Cost: $400–$600 for standard residential property. Note: cash buyers are not required to get an appraisal but may choose to for their own due diligence.

The Costs That Exist Regardless — Government Fees and Taxes

These are not optional and not negotiable. Transfer taxes are charged by the state and often the municipality on every property transfer. NY: 0.4% State transfer tax on most residential sales. New York City adds its own transfer tax on top of the state tax. Sellers in NYC should confirm current rates with their attorney as these change periodically. A mansion tax of 1% applies to purchases of $1 million or more and is paid by the buyer. NJ: Realty Transfer Fee paid by the seller on a sliding scale, approximately $2 per $500 of consideration for amounts up to $150,000, with higher rates on amounts above that. On a $600,000 sale the RTF is roughly $2,400–$2,700. Your attorney will calculate the exact amount at closing. FL: Documentary stamp tax of $0.70 per $100 of sale price. Property tax proration: at closing, property taxes are prorated between buyer and seller based on the closing date. Recording fees: charged by the county to record the deed and mortgage documents. Typically $50–$200. Wire fraud reminder: all funds at closing flow through the title company or attorney trust account. NestMatcher will never send you wire transfer instructions. Always verify closing wire instructions by calling your title company or attorney directly using a phone number you obtained independently — never trust wire instructions sent by email alone.

Optional Professionals Worth Knowing About

Real estate photographer ($200–$500), recommended if sharing photos with buyers after contact. Stager ($1,500–$5,000+), most useful for vacant or unusually configured homes. Notary ($75–$200), needed for some closing documents if a party cannot attend in person. Moving company — plan for this before closing so you are ready to vacate on time. For a detailed breakdown of when professional photography and staging are worth the investment in a direct sale, and when they are not — see our article Photography and Staging in a Direct Sale in this hub.

What This Means in New York, New Jersey, and Florida