Finally, A deal on the line!

[Cabri Griffin]

So, I've been marketing for a few months now, and I finally have a motivated seller. She has a property that she says she sent to probate some years ago that is owned free and clear. Two sisters currently live in the house, and I spoke to one who just wants a nice chunk of cash for the sale. The person who called me took out a hard money loan on the property a couple of years ago for 50k and never planned on paying it back. I'm just trying to figure out 1. Who do I need to sign a contract? and 2. Do I just pay the hard money loan at closing or what? I tried to see if I can get a title report from Provident, but they're trying to charge me $400. Is that normal? I thought I shouldn't have to pay until closing. I want this deal. It would be my first, and it looks like there is a lot of equity. Any thoughts?