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</html>";s:4:"text";s:39681:"You can adjust the costs for real estate commissions, seller paid closing costs and transfer taxes. There is a buyer’s column and a seller’s column on this form. The following is meant to give you a basic understanding and background of the general costs that go hand […] What is included in closing costs? Closing costs don’t include your down payment.When you’re buying a home, you may be able to negotiate for the seller to pay for all or part of your closing costs as well. This is not an area to skimp on, so steer clear of attorneys who say they can do this for $1,500 or who don't specialize in New York City real estate closings. Buy Cheap Land in New York! Sellers can expect to pay a lot more in closing costs than buyers—in large part because of their responsibility for paying the broker fee. An IT-2663 form must be completed in addition to the applicable transfer tax forms. The expenses included in the estimate are the real estate broker fees (typically 4%-6% of the purchase price), the seller’s attorney’s fees, transfer taxes for New York State and your County, charges paid to the title company to file and record the deed and all applicable transfer tax forms and otherwise facilitate the closing. The procedure for contracting to buy a home in New York State differs from that in many other states. (1) The seller typically pays the real estate broker’s fee due, if any. For example, if the seller has an $800,000 balance on their mortgage, and the buyer is getting a $1,000,000 mortgage, then the mortgage tax to be saved by doing a purchase CEMA is approximately $15,400. There are usually $1,000-$2,000 in extra fees to achieve those savings. We are presenting it again here as part of our summer Best of Brick week.]. New York State law mandates that a seller complete a detailed questionnaire and deliver same to the purchaser. Use land finder. It can be complicated, but, then again, so is life in the Big City! The Book on VA Loans takes service members and their families on an insider's journey into VA loans, from credit scores and interest rates to the unique opportunities and challenges of this long-cherished program. The following is meant to give you a basic understanding and background of the general costs that go hand and hand with closing a transaction in New York for […] 14,250. Buyers and sellers in DC, New York and California have to fork over the most money, while Missouri, Nebraska and Iowa have the lowest closing costs. How much are seller closing costs in NYC? Should you sell now or wait? Here's how to do it, Brick Underground's 2021 guide to co-living spaces in NYC: How to tell the communal disruptors apart, The 7 best ways to find a short-term rental while you renovate your NYC apartment, NYC apartment leases with major concessions are coming up for renewal. Seller Closing Costs in Westchester , NY Buyer Closing Costs in Westchester, NY; Attorney Fees: ~$1,550.00 or more; Real Estate Broker Commission: 5-6% of the selling price; The outstanding mortgage payoff; County clerk fee; New York State Transfer Tax: $4.00 per $1,000 of the sale price (.4% of sale price) As expected, New York can be expensive. Seller Concessions - New York State Bar Association Clarifies Ethics Opinion Real Estate In-Depth April, 2010 ... A "seller's concession" is simply a credit to be given to the purchasers at closing often applied to closing costs, repairs or other expenses of the purchaser. Fees vary widely as different states and municipalities have different requirements. The closing costs for a land sale can often be an unexpected surprise for land buyers. What is the tenant blacklist and how serious is being on it? Here's a checklist, The 7 best ways to get your NYC landlord to make repairs, Want to use reclaimed materials and appliances for a renovation? Commercial Purchases, Sales and Refinances, Commercial Leases during the COVID-19 Pandemic, KDL Blog: A Blog By a Lawyer, For Lawyers (and other Businesses), Back to Residential Purchases and Sales FAQs. Bank fees: If you're taking out a mortgage, expect to pay $3,000 to $4,000 in bank fees, including your bank attorney’s fees and an appraisal. This statement is required by federal law. New York State Transfer Tax. Opinion #817 – 11/02/2007 Topic: Lawyer’s participation in residential real estate purchase and sale closing that includes a “seller’s concession” and “grossed up” sale price. On a $1 million condo with an $800,000 mortgage, that's $15,400. (Of course, it’s still probably the smartest move to choose a mortgage based on the best interest rate.) But if your purchase is close to the $1 million mark, there may be a way to structure the deal to avoid the extra assessment. If your apartment or townhouse sells for $3 million or more, the tax increases by 0.25 percent. Check out: Moving to NYC after college? Seller and Buyer Closing Costs State By State – ThinkGlink – Seller and buyer closing costs can really add up. Closing costs are high in New York City, ranging from 1.5% to 6% for buyers and 8% to 10% for sellers. Seller’s Net Sheet Calculator. when the purchase price of a home exceeds $1 million, a special transfer tax is due to the State of New York equal to 1% of the price. We have Partner Agents scattered throughout the Empire State to offer you a no-obligation consultation to help get you into your dream home. Benefits of having an attorney preside over your New York closing In the Empire State, homebuyers must cough up between 2.65% and 3.32% of their property’s purchase price to cover closing. Large acreage in NY. These additional costs include: <>Sponsor attorney fees ($2,500 – $3,500) <>New York State Transfer Tax (.4% of purchase price) <>New York City Transfer Taxes (1.425% if the sale price is over $500,000 or 1% for deals under $500,000). Seller closing costs in NYC are between 8% to 10% of the sale price. Negotiating concessions is common. A graduated tax paid to New York State by the buyer on purchases $1,000,000 and up. As a seller, you can expect to pay approximately 10%-13% of the purchase price in expenses. Found inside – Page 198DO NOT try to help the seller figure out Purchaser Closing Costs If the ... between seller and buyer ) Other Recording Fees The New York State Office of ... Closing costs on a New York transaction can be quite high. Data from Bankrate states that origination fees average $1,021 and third-party fees $1,627 in New York, for a total of $2,648. Buyer’s Attorney’s Fees: Your attorney’s fees will be approximately $1,500- $3,500. Closing Fee : The closing fee can actually be negotiated on your real estate transaction. But they can fall outside of this range as well, in some cases. I have found that the single biggest question people have when reviewing a contract to sell their property is to approximate how much they will net at the closing. Total Closing Costs for Coop in NY. Be sure to prep your finances first, 10 steps to creating a stellar co-op or condo board application, A guide to using a no-fee renovation loan from a NYC real estate firm. $2,000 - $3,000. Common Charge Adjustment: Pro-rated for the month of closing Real Estate Tax Adjustment: 1 to 6 months “Mansion Tax”: New York State’s tax upon buyers for 1% of entire purchase price when the residential property costs $1,000,000 or more. Seller Closing Costs NYC - Condo or Co-op (Based … Found inside – Page 284Closing The completion of all conditions in a real estate transaction ... transfer taxes upon the sale of property Example: New York State collects a 1 ... Check out: "What's the difference between getting a mortgage for a co-op and a condo?”. Participants in the brokerage’s “Smart Seller” program receive a detailed home valuation and listing strategy from one of Prevu’s salaried agents. Found insideSelling Your House: Nolo’s Essential Guide will take you through the process from start to finish. And, you’ll learn how to do it all in the shortest possible time. Found inside – Page 91Good faith estimate of settlement costs : provided by the lender to the borrower 3. ... New York State requires that the seller of a one or two family house ... Buyer Broker Fee — $58,500. Please confirm closing costs for specific transactions with your attorney and/or mortgage representative. "This way, the sponsor is still able to say, 'We are getting X per square foot.'" If you’re getting a mortgage and your seller is still paying off their own mortgage, you can ask your attorney if a Purchase Consolidation Extension and Modification Agreement, or "purchase CEMA" makes sense. Found inside – Page 441In New York state interest rates are limited and negotiations on rate has ... Many closing costs are directly mandated by state law , viz . mortgage tax ... In the current market, more buyers are having success getting the seller to pay the flip tax even if it's technically the buyer's responsibility. For instance, Bankrate reports that average total closing costs for a $200,000 loan in New York are $6,843, while average closing costs for a similar loan in Iowa are only $2,114. The surprising answer is, actually, not much at all. For a $379,457 home — the median home value in New York — you'd pay around $4,294. *By signing up you agree to receive occasional emails on behalf of our sponsors, Copyright 2009-2021 by BrickUnderground | Privacy Policy | Terms of Service | Ad Choices | Login, National Association of Real Estate Editors. Closing Costs for Sellers in New York City. For buyers closing costs calculator: Buyer’s Calculator These costs must be paid in addition to realtor commission fees, bringing the total fees associated with closing a home sale to $23,203-$29,832 (7-9%) of the final price. Found inside – Page 12765 . closing costs and Adjustments . Purchaser agrees to pay to Seller , at the closing of title actual cost of title examination , New York State transfer ... When obtaining mortgage financing, the lender must disclose a good faith estimate of all settlement costs. Closing costs are typically higher with mortgage financed purchases than with all-cash purchases. Closing costs are typically about 3-5% of your loan amount and are usually paid at closing. Besides being responsible for your down payment at the closing table, the buyer is responsible for a number of other fees and costs. The average closing costs for a seller total roughly 8% to 10% of the sale price of the home, or about $19,000-$24,000, based on the median U.S. home value of $244,000 as of December 2019. Tax Withholding is a due upon sale withholding for Sellers whose primary residence is outside of the New York State. Same-day shipping before 3 PM EST, M-F. Food, drinks, chocolate, candy, romance, spa themes and more! NY State Transfer Tax — … This is probably the most frequent question that I receive and goes to the very essence of what attorneys do. And generally speaking, the higher the amount of the loan, the lower the percentage of closing costs you’ll need to pay. How to get the seller to pay closing costs. If the offer is accepted, the seller will still receive $100,000 for the property (known as “net to seller”) and the $6,000 extra in the loan amount will be used to help the buyer cover closing costs. If price > $499,999 then 1.425%. County clerk fee. (And why it doesn't really matter). Customer should consult with its counsel regarding all closing costs, including without limitation the New York State 1% tax paid by buyers on residential properties over $1 million. Please confirm closing costs for specific transactions with your attorney and/or mortgage representative. Seller Broker Fee — $58,500. Across the state, the average home sale price is between $400,000 and $500,000. For example, if you do some legwork yourself by viewing properties without an agent, an agent at Prevu will handle pretty much everything else, including advising you on the right price to offer, preparing your offer, negotiating with the seller, and assembling the board package you’ll need to prove your worth to a co-op or condo board. New Yorkers use policies of the New York Board of Title Underwriters almost exclusively, though some use the New York State 1946 ALTA Loan Policy. Check out: For example, if the seller has an $800,000 balance on their mortgage, and the buyer is getting a $1,000,000 mortgage, then the mortgage tax to be saved by doing a purchase CEMA is approximately $15,400. New York State also has a … Seller closing costs: Closing costs for sellers can reach 8% to 10% of the sale price of the home. These are documents that have been recorded by the county clerk and are now a public record. As a tech-enabled, full-service brokerage, Prevu handles showings, manages negotiations, and everything else you would expect from a traditional real estate broker. A newly built condo is already going to be pricier than your average co-op; you need to factor in the expense of paying the developer’s closing costs (unless you're able to convince the developer to pay them), and it can be quite a bit more than a similar apartment that’s only slightly lived in. Closing costs can make up about 3% – 6% of the price of the home. Florida’s closing costs are relatively high. NYS Transfer Tax For all FHA loans, the seller and other interested parties can contribute up to 6% of the sales price or toward closing costs, prepaid expenses, discount points, and other financing concessions.. Read on for our guide to seller closing costs. What is included in closing costs? Across the state, the average home sale price is between $400,000 and $500,000. The New York City Real Property Transfer Tax is 1% of the price if the value is $500,000 or less, or 1.425% if it is more. Found insidePrepare your salesperson and broker students for their licensing exams with this self paced workbook based on the New York State Board of Real Estate content outline. NYC Buyer Closing Costs and Calculator. Closing costs, also known as settlement costs, are the fees you pay when obtaining your loan. This means that if you take out a mortgage worth $200,000, you can expect closing costs to be about $6,000 – $12,000.. Fitted With All Standard And Special Options As Follo… The limit varies by loan type. For further details, read: ”Mansion or not, you may not escape that so-called Mansion Tax.”, Buy new—in a building with a hefty tax abatement, Assuming the apartment fits within your set budget range—and the savings aren't canceled out by the expense of covering the developer's closing costs, as discussed above—buying into a building with a heavy tax abatement can significantly lower the cost of your monthlies for years to come. Otherwise qualified buyers might need to finance some of these costs, and a the mechanism for doing so is a seller concession. Closing costs on a New York transaction can be quite high. Found inside – Page 232Someone has to prepare the paperwork and conduct the closing proceedings, ... New York state, for example, adds 1 percent to the recording tax of homes ... NYC Closing Costs Calculator for Seller’s. Seller credits are not paid to buyers directly. Often, sellers want to "net" a certain dollar amount. The ACRIS website only covers documen, “Should I sign this?”. An IT-2663 form must be completed in addition to the applicable transfer tax forms. On resales, transfer taxes are paid by the seller while on new development, the buyer is expected to pay (although this is negotiable). It’s customary for the lender’s policy to be paid by the home buyer.. This is a calculation that you should perform with your attorney before signing the contract and should be a major part of the discussion that you have with your attorney when you sign the contract. The result in New York City is a saving on your mortgage tax of as much as 1.925 percent of the seller’s or buyer’s mortgage amount, whichever is lower. "This way, the sponsor is still able to say, 'We are getting X per square foot.'" According to the Zillow Group Consumer Housing Trends Report 2019 , 81% of sellers make some kind of trade-off with the buyer to facilitate the sale of a home. You can read: "What is a property tax abatement on a New York City condo, and why does it matter?”. New York Seller Closing Costs in 2021 . One more note before we proceed. There are usually $1,000-$2,000 in extra fees to achieve those savings. Found inside – Page 6This method is generally satisfactory when the seller's equity is ... resort must be had to new financing , with additional closing costs to the buyer and a ... In the Empire State, homebuyers can reasonably expect to spend between 3.81% to 5.08% of their property's purchase price to cover closing costs. Here are 10 things to consider, No heat in your NYC apartment or radiator too hot? New York Seller Closing Costs in 2021 - Clever Real Estate. Committee on Professional Ethics. We use local tax and fee data to find your savings. However, when buying a sponsor unit (for example, in a new development), these expenses are the buyer's responsibility. Generally, the seller’s accountant or the seller should prepare the form. Closing costs are typically about 3-5% of your loan amount and are usually paid at closing. For a more detailed estimate specific to your transaction, please contact us. You're hit with unanticipated fees at closing. Please confirm closing costs for specific transactions with your attorney and/or mortgage representative. Mansion Tax: 1% of entire price if in excess of $1,000,000. Seller’s Estimated Proceeds Sale Price of Property (Estimated) Less Mortgage Balance (Estimated) Less Other Encumbrances Total Projected Gross Equity Less Estimated Selling/Closing Costs Escrow Charges Document Preparation Title Charges Transfer Tax FHA, VA or Lender Discount Mortgage Pre-Payment Penalty Real Estate Taxes Appraisal Survey … Seller closing costs are made up of several expenses. If Mike and Amanda owned a condominium, they would have other costs in addition to the Standard New York Seller Closing Costs. Found inside – Page 4009New York (State) ... including the seller's closing costs at the initial closing of the mortgage to the seller ; and ( E ) in the case of condominium unit ... ACRIS is a wonderfully useful website that allows users to obtain valuable information about properties in the 5 boros (information is quite limited for Staten Island however), including copies of various documents, including deeds and mortgages. really depends on the type of property and the location right now. These are only estimates. Found inside – Page 2147New York (State) ... including the seller's closing costs at the initial closing of the mortgage to the seller ; and ( E ) in the case of a condominium unit ... ny state closing cost calculator Plus $25 administrative fee. THERE IS NO ATTORNEY-CLIENT PRIVILEGE UNTIL AN ENGAGEMENT AGREEMENT HAS BEEN EXECUTED BY THE CLIENT, DELIVERED TO KARLDOWDENLAW, PLLC AND ANY RETAINER HAS BEEN PAID IN ACCORDANCE WITH THE ENGAGEMENT AGREEMENT. Learn more about the seller assistance. Applicable queries are also thoroughly responded to. Please note that these are estimates and that potential buyers and sellers should consult their real estate attorney or financial advisor for specifics. $1,500 - $2,500. For more details, read: Stone says a typical amount could be a $600,000 closing credit on a $4 million apartment. For example, New York closing costs include a “mansion tax,” or an additional one percent of the purchase price if it’s more than $1 million. Closing Costs in Westchester, NY. 8 hours ago Finder.com Get All . (2) The seller typically pays transfer taxes. Seller Closing Costs NYC - $1,950,000 Condo. Keep in mind there are risks associated with this and if you end up being audited. The amount and type of closing costs also vary by location. Especially because these costs account for 2 to 5 percent of the purchase price! Seller paid closing costs . Found insideCorp., 31 A.D.3d 144, 816 N.Y.S.2d 424, 2006 N.Y. App. Div. ... which prospective home purchasers are offered reduced closing costs by permitting attorney ... In some buildings, the buyer pays, and in others the seller. Transfer taxes: Sellers pay a state and city combined transfer tax of 1.825 percent if the sale price is over $500,000 or 1.4 percent for deals $500,000 or less. This is because the buyer pays some costs that are normally paid by the seller. Simply enter the desired net on Line 5, column B, and all of the closing costs will recalculate to achieve the desired net and estimate a new … Move-in Deposit: One time fee of $500+ According to Bankrate.com's 2010 Closing Costs Study, New York closing costs are Costs will vary greatly upon where your property is located. The purchase and sale contract will typically have language stating that the property is sold as is and that the contract represents the entire understanding of the parties: How Much a Buyer Can Expect to Pay for Closing Costs. As a rule of thumb, closing costs to buy a home run about 2 to 4 percent of the purchase price, with the average around 3% of the sales price. In a typical real estate transaction in New York, a seller will fail to deliver the seller property disclosure form and agree to credit the buyer with $500 at closing. Stone says a typical amount could be a $600,000 closing credit on a $4 million apartment. This is typically paid by the buyer, not the seller, and applies even if your so-called mansion is a 600-square-foot one bedroom. New York City Real Property Transfer Tax. Instead, the amount is rolled into the sale price of the home, lowering the cost of the overall loan. Found inside – Page 46New York State is a “buyer beware” jurisdiction. ... Closing. Costs. All buyers and sellers should consult their own attorney and mortgage broker for more ... For instance, Bankrate reports that average total closing costs for a $200,000 loan in New York are $6,843, while average closing costs for a similar loan in Iowa are only $2,114. Unfortunately New York State also has a transfer tax. New York Title Insurance Closing Costs for Detached Homes There are several major differences when preparing to issue a NY title insurance policy versus many other states. These estimates are based on properties purchased within Monroe County. Average closing costs in New York. Closing costs are typically higher with mortgage financed purchases than with all-cash purchases. Closing costs are paid by both seller and the buyer. In many instances a seller will offer to help with closing costs or to even pay the full amount as an incentive to sell the house. More specifically there are differences pending the type of property being purchased. If the buyer is pursuing an FHA-insured loan, most repairs will need to be made before closing. Also, you don't even need any specialized or advanced computer knowledge to operate the site and it is fairly straightforward and easy to navigate. Choose from hundreds of Gift Baskets or customize your own for Holidays, Birthdays, and other special occasions. Use this calculator to estimate your closing costs on a fixed-rate mortgage to purchase a new home. $75 - $125. Actual closings costs will vary for every transaction. Actually, the question is better phrased as “What is the potential impact to me if I sign this document?”. Closing Costs in New York. Mortgage recording tax (condos & townhouses only): Condo and townhouse buyers who take out a mortgage must pay a state and city mortgage tax of 1.925 percent on loans over $500,000 or 1.8 percent for loans under $500,000 (note the tax is based on the loan amount, not the purchase price). What is the real estate transfer tax rate in New York? If you buy a home in that price range, the average closing costs before taxes are $5,571.32. Private Mortgage Insurance: if the down payment is less than 20%. Now for a summary of the typical expenses and closing costs that a seller will pay at a closing: (The tax rate increases to 1.425% if the sales price is greater than $500,000), (This transfer tax does not apply for Nassau/Suffolk County properties). Mortgage Details: Capital gain is taxed on the difference between the purchase and sales price of the property, adjusted for capital improvements and selling expenses.New York City Real Property Transfer Tax. Estimated closing costs are presented as general guidelines only. Found inside – Page 54TAX TECHNIQUES $ $ $ $ Tax Consequences of an “ Ordinary ” House Closing ... the new dence to treat as a qualified residence , paid by the seller are not ... Fees vary widely as different states and municipalities have different requirements. (For more information read: ”What is title insurance, and why do I need it?") 4000. Closing Average closing costs in New York. This tool is intended to help property owners with a reasonable estimate of closing costs and net proceeds from the sale of their property. I'm selling my house in NYS, I have my Deed, Survey and Abstract from purchasing the home in 1994. Found insideCorp., 31 A.D.3d 144, 816 N.Y.S.2d 424, 2006 N.Y. App. Div. ... which prospective home purchasers are offered reduced closing costs by permitting attorney ... Non New York State residents should procure exemption for state transfer tax forms (TP584) . During the contract negotiation phase, you (the buyer) and the seller set a closing date, which must be listed on the purchase agreement contract. Transfer taxes: Sellers pay a state and city combined transfer tax of 1.825 percent if the sale price is over $500,000 or 1.4 percent for deals $500,000 or less. Found inside – Page 329If they are not agreed upon in advance, the closing expenses are ... fees □ Local transfer taxes upon the sale of property Example: New York State collects ... Seller closing cost credits, also known as seller concessions, also can't exceed the actual amount of the closing costs. Found inside – Page 772... AND STATE RANKING , HUD - INSURED AND VA - GUARANTEED SINGLE - FAMILY LOAN , MARCH 1971 - Continued Settlement costs Closing costs Total Buyer Seller ... A seller credit, sometimes referred to as a "seller concession," is effectively money contributed to the buyer from the seller to cover some closing costs. Selling land. Your attorney will review the purchase contract, work with your title company, and coordinate the closing with the seller’s attorney. This calculator is designed for one to three family residential owner occupied homes. When choosing a lender, compare official Loan Estimates from at least three different lenders and specifically pay attention to which have the lowest rate and lowest APR. Actual buyer closing costs will vary. Closing costs for sellers of real estate vary according to where you live, but as the seller you can expect to pay anywhere from 6% to 10% of the home's sales price in closing costs at settlement. Sep 14 2019 “A knowledgeable buyer is going to try to get a transfer fee covered,” Stone says. He points out that in buildings where the buyer typically pays the flip tax, the current market means this is increasingly open to negotiation. (You should have received a copy for review prior to the closing meeting.) If you buy a home in that price range, the average closing costs before taxes are $5,571.32. Before signing any contract, sellers should have all closing costs explained to them by their attorney. USD. In addition to the NYC Transfer Tax, sellers in NYC must also pay New York State Transfer Taxes. The following is a typical binder that you may be asked to sign. Our real estate blogs cover all topics related to residential real estate investing such as locating the best places to invest in real estate, conducting investment property search, performing rental property analysis, finding top-performing investment properties, choosing the optimal rental strategy (traditional or Airbnb), and others. You’re even more likely to get a break where the developer has just a few units left to sell and they are willing to make a deal. Under real estate laws in NY state, you, as a New York home seller, could be found liable to a buyer for having failed to disclose certain property conditions, or … While the buyer pays some of the closing costs, the seller is typically obligated to pay others, such as the … More on buyer closing costs later . The buyer usually pays most of the closing costs. This is because most closing costs are associated with the creation of your new loan. Even when the buyer is taking over an assumable loan, there are still loan fee closing costs involved, and those are usually paid by the buyer. Homes Details: In New York, sellers must pay 1-3% of their home’s sales price in closing costs.For a typical New York home, this comes to $3,315-$9,944. Application Fee. Closing costs are not finalized until a few days before closing, however it is possible to estimate your closing costs. As for sellers, the closing costs can vary from 8% to 10% of the price. Found inside – Page 269Seller's Closing Costs Title Transfer Taxes ( R3evenue Stamps ) New York imposes a tax on the conveyance of title to real property , called real property ... The biggest chunk of a seller’s closing costs goes to real estate agent fees. Closing costs include a traditional 6% broker fee, combined NYC & NYS Transfer Taxes of 1.4% to 2.075%, legal fees, a building flip tax if applicable as well as building and miscellaneous fees. Real estate tax certification Seller closing costs in NYC are between 8% to 10% of the sale price. Buyer’s Attorney’s Fees: Your attorney’s fees will be approximately $1,500- $3,500. Keep in mind there are risks associated with this and if you end up being audited. [Back to Residential Purchases and Sales FAQs]. Pro-rated for the month of closing : For most new developments and other apartments purchased directly from sponsor, the purchaser might pay New York state and city tax on the transfer of property. In the state of New York, the Automated City Registering Information System is used to compute and file Real Estate Property Transfer Taxes. What are closing costs? (The rate increases to 2.625% for mixed use properties and vacant land and for buildings that are greater than 3 families); Should you have any questions, please contact us at (718) 803-4113 or by email at SKAFAX@YAHOO.COM. 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