This is a pretty simple process. You will simply sign a quit claim deed for each property as the executor of your mom's estate transferring an undivided 1/2 interest to each you and your sister. You would put your mother's name as the grantor as follows: "[Your mother's name], Deceased." You would sign this Deed , have it witnessed and notarized, and then record it in the real property records of the city/county where the property is located. Let me know if you need a form for the Quit Claim Deed.
You would sign it as follows:
"Grantor: [Your Mother's Name], Deceased
Name: [Your Name]
Title: Executor of the Estate of [Your mother's name]
You need not worry about the mortgage on the one property; Federal law prohibits the lender from accelerating the loan as long as payments are made timely. Specifically...
“12 U.S. Code § 1701j–3 - Preemption of due-on-sale prohibitions
(d) Exemption of specified transfers or dispositions
With respect to a real property loan secured by a lien on residential real property containing less than five dwelling units, including a lien on the stock allocated to a dwelling unit in a cooperative housing corporation, or on a residential manufactured home, a lender may not exercise its option pursuant to a due-on-sale clause upon—
(5) a transfer to a relative resulting from the death of a borrower;
(6) a transfer where the spouse or children of the borrower become an owner of the property;”
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