Generally this is known as a sellers concession, but it only works for paying for his closing costs and pre-paid expenses. First, the lender has to allow sellers concessions, some allow 3% max, some 6% max. This has to be done as part of the negotiations/contract initally, otherwise it normally violates RESPA rules. Normally there is a max of 6% sellers concession allowed. This is the legal way of doing this, and if there is any excess, you can not leave the closing table with a check. That is just part of the deal.
For example: Buyer makes you offer of: 190,000 and requests a 6% sellers concession.
You agree to do up to a 6% sellers concession (pay for his closing costs & pre-paids, but he cant walk away with cash from closing table-legally).
You then are offering to pay for 11,400 of closing costs/prepaids (and this is negotiated as part of the price/offer/contract from the bat).
If his closing costs are any less, oh well. The price is the price. No extra cash should come from mortgage proceeds to you, that is the fraudulant part.
If there were other items that needed repairs, or if the (you) seller was giving a carpet, or appliance credit that can also be included – but this needs to be negotiated at the origianl contract NOT added on after the appraisal comes in (this is why its Fraud – changing the price after a sales price has been negotiated)
The seller is NOT under any circumstance allowed to give the buyer back cash at the closing. In fact, the buyer is NEVER supposed to leave the table with ANY cash – any $$ over the amount of credit is supposed to be used to immediately pay down the loan.
How this could be done correctly –
When negotiating the sales price a 6% concession for closing costs can and should be asked for on every purchase – PLUS if there are any repairs, or upgrades that need to be credited for the MUST be negotiated at the time of contract – once a sales price is negotiated, its not supposed to be changed bc the appraisal is higher. IT often is, but, if a professional is reported doing this, they not only loose their license, but are also fined, and probably go to jail. IF a Realtor is involved, they can also loose their license, fine and jail as well.
Hope that helps.