[roxyknox88]

how can i own house? will or gift or sale? please help. i have such a confusing situation.3 yrs ago, i was living with mom and stepdad and my two kids. my mother was going through depression, they got divorced and both left the house so i began paying the mortgage. the taxes remained unpaid since no agreement was made that i would keep the house and they just gave up.mom got the house in the divorce, but dont i believe she ever filed to remove stepdad from the title.i guess the mortgage was a balloon so this year the loan matured with $40K left on the $88K property. (original loan $59K at 10.25%)i tried to refinance under my name but did not get approved. the bank said if the past due taxes were paid they would refinance mom and she would have to sign for a new loan at 9.25% for 7 yrs (back up to apprx. $54K)being that i did not want to move my kids to an apartment, i paid the taxes ($9K w penalties). we agreed the house would be mine but mom is a bit unstable (drinking, staying out late) and we have been arguing lately.she is waiting for a call from the bank to sign.1. is this an excessive mortgage rate (despite our bad credit and no proof of income-i am a waitress making excellent tips)?2. how can i make sure the house will be mine? i would have to wait until she passes if she wills it to me - how else could i be sure legally?3. mom and stepdad may even have leins due to credit issues. he got all the other debts in the divorce - can they still apply to the house?i know i need to see an attorney but any advice i could get now would be greatly apprecated. thanks.since the loan matured, the full balance is due. if we do a quit claim deed, will i have interest in the house? do i need to be on the mortgage to be on the deed?i do not qualify for a loan - (co-signed for a car 5 yrs ago that was repo'd last yr + no other credit history). how can i buy the house- do i try to build my credit and then apply for a loan?