1. Not in our tax advice scope. You will need to consult with professionals in the banking industry.
2. No, you don't need to fill forms for the IRS ahead of time.
3. Since it is a mortgage loan and you will be repaying her, it is not a gift. No extra forms to fill out.
4. I would recommend she pay the mortgage company to avoid you being involved in the transfer and having the money in your hands.
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