What is he talking about ???

Howdy ya’ll

I was talking with a seasoned realtor, and he said a buyer cant get cash out at closing (only the seller) when there is equity in the house without a lawyer involved. >:(

heres the scenario:

appraised: $86K
rem balance: 54K
equity: $32K

seller wants to walk away with 10-15K and I get the remaining. where does the attrney come into play.