There are still costs. The bank is probably rolling them into the loan. Either by adding points or increasing the interest rate. Even if the bank uses a title company they own and waive all bank and title company fees, there are still plenty of fees. The mortgage has to be recorded with the courts. You have to get a survey. You have to get an appraisal. There are other fees too. None of those are waived or absorbed by the bank. They’re just added to your loan.