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Let me see if I got this right. You sell your house to someone and they decide after the closing that they don't like the neighborhood and/or the house. The buyer saw the house, you made disclosures as appropriate, the buyer could back out of the transaction for a few days, etc. Would you refund their money? When do you take some responsibility? Are you alledging duress or that you were mentally incompetent? As I said before, all is not lost - you can get value from using the points.