Termination, yet cannot receive my earnest money deposit back???

[David Smith]

What would you do in my situation

1 - I paid $20K for the earnest deposit.

2 - I had 2 contingencies in the contract: inspection and financial

3 - I sent a termination notice (signed real estate form) before the inspection contingency deadline because the property had asbestos. Th deadline was 2/15.

4 - However, the seller only sent an email saying they received the termination and wish me good luck but did NOT sign it back

5 - The title company says that unless the seller signs the termination back, they cannot release the $20K back to me.

Really???

What should I do?