Seller Closing Costs

http://www.corcoran.com/guides/index.aspx?page=ClosingCosts

Closings costs on what? Condo? Coop?

8% for condo if you pay full broker fee.

Coop. This is assuming 6% broker's commissions and a flip tax. I'm just looking for a conservative, back of the envelope formula if you will to estimate seller's total closing costs.

Add about 3% to whatever you're paying your broker.

6% + % of flip tax + $2K for attorney + $1K for closing at management + $500 for bank attorney(if there's a mortgage) + 1.4% for taxes if under $500K or 1.9% over.

Where is it written, NY Law, that the Seller has to pay for Transfer Taxes?

it is negotiable who pays transfer tax but generally the seller pays. That said in new construction the buyer pays.