WHAT HARRY SAYS: A tip of the many Gross hats to your wonderful family! Unfortunately, in many families that are similarly situated, there is often some toad unwilling to give up "his inheritance" and participate in the plan. If your mother is still lucid, the title can easily be changed to have both names on it "with full rights of survivorship." Almost any real-estate broker or lawyer should be able to do this at a modest cost. A problem arises if she is not mentally aware. Here, you will need a lawyer in order to get a guardian appointed to accomplish the change. This is not a complex legal action, but it will cost quite a bit more than a simple title change. I do not recommend this one, but you could also wait until her death and then have each of you waive his rights to the property. There's the risk of one of you predeceasing her, which creates further problems.
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