Maybe I missed something, but you've found a house you want to buy that's FSBO. Have you contracted a buyer's agent? If so, what's the contract say about anything you find yourself? If not, why are you talking about getting an agent?
Now, it depends on the state who you need to have help with the transaction. In my state, there's no such thing as a title company. With no agent, a good, safe, inexpensive way to go is to hire the bank's lawyer who's handling the mortgage. If no mortgage, then just hire a real estate lawyer. They'll search the titles at the county courthouse, explain anything you need to know (like easements or covenants) and register the deed along with handling the paperwork and exchange of money.
Again....other states are different. I've done this twice, buying from a FSBO. I've sold using an agent twice and the lawyer along with the agent handled that. The house I now live in, we bought for much less than what we'd have paid if an agent was involved. It was a bit expensive for us and the seller knew it. Not having an agent saved them a lot and we got a good savings from that.