how can I get out of this mortgage?

[Mike]

I am in a serious situation. I purchased my mother's home so she could get out of debt but continue to live in it. As long as she paid the monthly payments I would continue to hold the mortgage. I made the mistake of transferring the deed in her name when I moved to another state never thinking that my own mother would screw me. Now my older sister who is nothing more than a thief is living in the house with her lover and no one is paying the bills. My mother refuses to sign a quit claim deed....