mr and ms perez own a home. a sign on the lawn of the home says for sale by owner. on september 1, the kumars who are driving by knock on the door and make an offer to buy the home from 150,000. the perez family says to them "we accept". the parties orally agreed to a closing date of november 1. on november 1, mr and mrs perez then refused to convey the property. the kumars want to sue in order to force the sale of the property. who will win?