Seller won’t sign purchase sell agreement

[Carlos Pena]

I have a property that’s is worth 75 k ARV and I’m asking 10 k problem is seller won’t sign my purchase and sale agreement contract . It’s one page . The seller insists we go through is his Attorney and his only ! Doesn’t want to sign contract says his word is good and can have his lawyer present when is comes to switching title . My question is WHAT AM I MISSING here. I was under the Impression title company needed to be involve unless lawyer is good enough ??