Buying directly from an owner. PA / Title / Process ?

[Ernesto Hernandez]

I need some help.

How do I buy a property directly from an owner? Do I just need to get a hold of a simple purchase contract? (If anyone has one they can share with me, that would be fantastic!) and what is the order of operations? 

Contract, then Title? (I used the search function to find a couple of posts with suggested Title companies). What separates a mediocre title company from a good one? 

This is my first completely off market deal on my own, the owner and I have agreed on a price and I'm ready to buy. Any help would be greatly appreciated. Thanks in advance!