Good afternoon Denise. My name is ***** ***** I look forward to helping you.
A life estate owner has a legal obligation to pay the property taxes on the property. If she fails to to this, she has breached her duties and the life estate can be terminated. So, if she refuses to voluntarily give up her life estate to you by signing a quit claim deed terminating the life estate, then, you can file a suit to quiet title to ask the court to terminate the life estate and award you damages. If it comes to filing the suit, you will want to engage a commercial trial lawyer.
Under my terms of service with JustAnswer, I'm not allowed to make a specific recommendation, but I can give you direction. You would want to either contact the Texas state bar association or your nearest law school for a referral. I prefer the latter because they take great pride in their graduates and will take a more personal interest in making sure your referral is a good one because it will be a reflection of the school. But, this iis not a complicated case so you would only need a 1-2 year lawyer rather than a more experienced lawyer with the higher billing rate that comes with that experience.
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