There is one document that is more important to the seller of a home than any or all of the others.

The settlement statement, often called the "net sheet," states all credits and charges to the seller and the dollar net proceeds that will be received by the seller at the close of escrow.

As a professional business practice, your Realtor will provide, or you can request, a preliminary statement entitled "estimated seller's proceeds" that will come very close to the final numbers you will see from the title company at the time of recording.

Once the terms of the contract have been agreed to, this document can be drawn with the estimated dollar costs and credits that will determine your bottom line as a seller.

In Napa County, and in most of Northern California, it is the custom for the buyers to pay the escrow fee and to pay for their own title insurance coverage in the sale process.

Unless negotiated otherwise, the expenses charged to the seller would include the following:

* Documentary transfer tax (paid to the county at $1.10 per $1,000 of sales value)

* Loan payoff fees (required by lender to pay off existing loan on property)

* Real estate commission (payable to agent and cooperating agent if applicable)

* Repairs and improvements (work specified in contract, e.g. roof and pest repairs)

* Real estate tax due (taxes due, prorated to date of closing)

* Recording fees (on any reconveyance or other required satisfactions)

* Homeowners documents and outstanding dues (called for by homeowners association, if applicable)

* Proration or payment of assessments (according to the purchase contract)

* Notary fees on recorded documents (that serve to benefit the seller)

* Payment of liens or judgments (that are shown on the public record)

* Payment of courier or express fees (to effect a timely recording of documents)

Negotiated in the purchase contract, the final statement of costs will differ in each transaction and will be allocated to buyer and seller.

The seller is permitted, subject to agreement by the buyer and with the lender's approval, to pay all or a portion of the buyer's closing costs.

By estimating your closing costs in advance, you will be able to negotiate the purchase contract knowing which terms you find acceptable and which you do not.

The dollar impact of repairs, warrantees, rent-back and other items can then be given consideration at the same time as price negotiation.

At a minimum, the estimated seller's proceeds statement will eliminate unexpected charges and give the seller the opportunity to make financial plans in anticipation of recording.

Charles Bogue is a broker with Coldwell Banker Brokers of the Valley in Napa, where he offers real estate marketing services as the CB Team. Phone:258-5221, e-mail: cbnapa@napanet.net.