A single friend who is 78 wants to leave her condo to us when she dies. What is the best way to do that. She has a mortgage and will be refinancing soon. She is also having cancer surgery. She has a son but now chooses not to leave it to him. She has no will and lives in VA I believe.

Without a will, if there is no husband or other kids they son will just get it automatically.

Also the son may have rights to the estate. You need to go with this person to a very good estate attorney.

The thing I find strange is the comment "she has no will and lives in Va I beleive". If she is such a good friend then would you not know where she lives? At her age why is she refinacing now? If she is able to refinace then if something happens to her the bank will get their money.and as noted above her son will have first claim to it with out a will.