How get documents if operating without an agent?

[Hen Ley]

I would like to work directly with sellers when purchasing a property, or selling (this is in reference to sellers who are not currently working with an agent and may not even have their house on the market).  

What's the best way to get the various documents needed for a real estate transaction?  Should an attorney be involved in every transaction?  I'm also concerned about potentially overlooking legal responsibilities, for instance, I think in my state the seller needs to provide a property disclosure within 10 days of going under contract, though maybe that doesn't apply to fsbo?