Yes your Mother will need to refinance her home in order to remove your name from the loan. There are some special cercumstances in which you may be able to purchase your home without being removed from your Mother's loan.

Chances are the reason you cosigned for her was due to her special circumstances IE: limited income and credit so I don't really believe anything has changed since drastic changes typically don't happen to older clients. With that in mind, you probably would not be able to get your name off the title unless your lender is willing to grant you a favor. (highly unlikely in this climate). This brings out another question which is why you would want to get off the title any how. One would assume that it is due to qualifying ratios and getting your own loan. I would recommend gathering up proof of her making the payments (12 months worth of cancelled checks), writing a very detailed letter of explanation and submitting it with your loan application. Please free to contact me with further inquiries or qualification questions. Michael GhaemiDirector of Business Development 2081 Business Center Drive #175Irvine CA 92612949 630 3135949 313 0908 Fax866 529 9000

Can your Mother afford the mortgage payment on her own? Is the interest rate so good that it is worth keeping? If the answer is yes to both of those you may want to contact the current lender and inquire about having your name removed. You are not likely to receive a yes answer, but it won't cost you anything to ask.

Who makes the payments on your mothers home? If she can show that she makes the payments and has for the past year then no you don't have to be taken off. Any questions please call. Let me know when you when need a qualifying letter for you and your husband, I would be happy to help you. John Breivik, Envoy Mortgage Co. 801-636-0896

To get your name off of the deed, you can quit-claim your interest to your mother - thereby, removing yourself from the deed.