Warranty deed without a survey

[Mike Reynolds]

Not sure if this is the right place for this but it technically is a lending question. A little backstory first. 

I have been under contract forever it seems on a simple cash buy property. I should have closed on it 2 months ago. The title company says they cant offer insurance without a survey. Surveyor says it cant be surveyed. I dont understand why not as I used to work for a surveyor in another life. I was a simple rod man but I cant imagine what the issue is. The seller now wants to go to a lawyer and get a warranty deed. I am ok with this but how can he guarantee a clear title without a survey?  

Q? 1. Can I refi this without a survey? 

Q? 2. How hard will it be to sell in the future? 

This is a super smoking deal but I can walk away. I just wanted to get all my bases covered. It appears it was sold on a handshake and a smile between friends.