What closing costs are the seller's. What costs are negotiable?

I think the buyer is liable for all closing costs, inspection, etc...

Whether the seller or the buyer is responsible for closing costs is something that depends on the traditions of the area and what the parties have negotiated.

In NJ it is traditional for the buyer to pay all of the closing costs except for the realty transfer fee, which is the tax paid to the state at the time of recording of the deed. The seller usually pays for that by way of deduction from the sale proceeds.

In other areas it is common for the seller to pay for the buyer's title insurance policy, but not the lender's title policy.

Other times the seller will offer to pay the buyer's closing costs as an inducement for the sale, particularly when it's a buyer's market rather than a seller's market.

The best way to find out the tradition in your area is to call a local realtor and ask them.

LisaB is correct. Some closing costs are written into the purchase contract but may be possible to negotiate. Most closing costs are dictated by what is customary in the area of the property. You should survey several realtors and title companies.