Need help with an owner financing deal!

[Najy Lyoubi]

Hello,

I came up with a verbal agreement with my neighbor. We agreed on a seller financing deal. The deal is in Las Vegas.

She would sell me her house, which is completely paid off. However, the house has two known liens, for the water and trash, which is around $3,000, and possible tax delinquencies (around $1,500). We agreed that all of this would be paid off with the down payment.

However, I am still trying to figure out how much this deal is gonna cost me between the real estate lawyer, and the title company. And I am not sure how to proceed. 

I know that it is recommended to do the contract of sale and promissory note with a lawyer, and to get a title insurance through a title company. And, I'm not sure how to go from there. 

The title company quoted me $12,000 to do close the deal, which I think is way to much. If anybody could help me or has any idea of how much this deal should cost me, I would really appreciate it!

Thanks in advance!

Najy