What are the main closing costs when refinancing in South Carolina?

Refinance closing costs in South Carolina fall into four standard categories: lender charges in Section A, third-party services for appraisal and title, prepaids for taxes and insurance, and government recording fees. The state-specific addition is the attorney requirement — typically $900 on top of standard charges.

Do I pay transfer tax on a refinance in South Carolina?

No — South Carolina exempts refinances from transfer tax. Transfer tax applies when property changes hands, not when the loan changes. The closing agent should not include any transfer tax line on a refinance LE in South Carolina; if one appears, push back.

Is title insurance discounted on a refinance in South Carolina?

Yes — title insurance reissue rates are generally available on refinances in South Carolina. The discount is typically 30 to 70 percent off the standard lender's policy premium when the prior title work is recent enough to qualify. The catch: the borrower usually has to ask. Closing agents do not always apply the reissue rate automatically — request it in writing before closing.

Do I need an attorney to refinance in South Carolina?

Yes — South Carolina requires an attorney to handle real estate closings, and that requirement extends to refinances. Budget around $900 for the attorney's fee on top of lender and title charges. The attorney handles the document review, settlement, and title transfer paperwork.

How much can I save by negotiating refinance closing costs in South Carolina?

Most South Carolina refinance borrowers save $500 to $2,500 by actively negotiating lender fees and shopping title — and often more on larger loans. The largest single source is the origination charge in Section A, which is typically negotiable by 25 to 50 percent against a competing Loan Estimate. Title and settlement services in Section C can usually be shopped for additional savings.

Refinance Closing Costs in South Carolina: Rules & Fees

Overview

An attorney is required for refinance closings in South Carolina, which adds $900 or so to the bill. Outside that fee, the state's refinance cost profile follows the national average — no mortgage recording tax, no refinance transfer tax, standard lender and title charges.

The title reissue rate is the largest savings opportunity on most South Carolina refinances. Underwriters typically discount the lender's policy by 30 percent on a qualifying refi, but the borrower has to ask. The standard filed rate applies if the reissue discount is not requested.

Below: scope of attorney involvement, the reissue discount mechanics, and the lender-side fees most worth challenging.

One South Carolina-specific pattern worth flagging in advance: borrower-selects-attorney rule. The detailed callouts further down cover the mechanics. Worth knowing: South Carolina has NO mortgage tax. Deed recording fee applies only to deed transfers — refis exempt. SC requires attorney closing for residential refis; borrower has the right to select the attorney per the SC Consumer Protection Code. Title underwriters active in the state include First American, Fidelity, Stewart, Old Republic, Chicago Title.

Where the audit fits

When the South Carolina-specific items are settled, the largest remaining negotiation lever is the lender's own fee structure. Fair Loan Check Full Analysis ($39) benchmarks the origination charge for your loan size, identifies the Section C services worth shopping, and writes a counter-offer email from your specific Loan Estimate.

Mortgage recording tax

South Carolina does not levy a mortgage recording tax. The new loan amount on a refinance does not trigger any state or county tax in South Carolina.

Transfer tax on refinance

South Carolina exempts refinances from transfer tax. Transfer tax applies when property changes hands, not when the loan changes.

Exemption statute: S.C. Code § 12-24-10 imposes the SC Deed Recording Fee at $1.85 per $500 ($3.70/$1,000 = 0.37%) on deeds transferring real property. Refinances do not transfer property and are not subject.

Title insurance reissue rate

SC title insurance rates filed individually by underwriters with SC DOI. Refinance/reissue rate available; typical 25–40% off lender's policy.

Typical discount on the lender's policy: 20–50% off (typical 30%).

Lookback period: Varies by underwriter. Documentation required: Prior policy.

Attorney requirements

An attorney is required at refinance closings in South Carolina. Typical fee range: $600–$1,500 (typical $900).

South Carolina REQUIRES a licensed SC attorney for residential refis per *In re Lester*, 578 S.E.2d 7 (SC 2003). Per the SC Consumer Protection Code, the BORROWER selects the closing attorney and the lender must accept the borrower's choice.

South Carolina refinance gotchas

Patterns we see consistently on South Carolina refinance closings, sorted by how actionable they are:

Sources

S.C. Code § 12-24-10 et seq. (Deed Recording Fee)
S.C. Code § 12-24-10 ($1.85 per $500 = $3.70/$1,000 = 0.37%)
*In re Lester*, 578 S.E.2d 7 (S.C. 2003) — attorney closing required
S.C. Consumer Protection Code (borrower-selects-attorney rule)

Ready to apply this to a real Loan Estimate? Audit your refinance LE for padded lender fees and get a counter-offer email drafted from your specific numbers.

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Refinancing in South Carolina? Here's what you'll actually pay.