@MRIKE21
Q. If she was to sell it today, and keep 100% of the funds, do I have to file taxes or claim anything?
A. No. Taxes essentially "follow the money". Your mother reports it all since she has 100% beneficial interest.
You may have a problem if you get a form1099-S, in your name, for the sale. In that case, you'll have to use a work around to report 0 capital gain.
