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In general, you do not want to be gifted a home that has gone up in value since your parents bought it. If they do give it to you and you sell it at a later date, you will pay capital gains tax on the difference between what you sell it for and what your parents paid for it. If you inherit the property through a will (subject to probate) or better yet a living trust (no probate), your basis (what the IRS considered you paid for the property) in the property will be whatever the property is worth when you Mom passes and thus if you sell it, you will owe little if any capital gain tax (unless the property goes up in value after your Mom passes).

Take the death certificate to the Department of Transportation along with the title. You may need to prove you are her only child. They may transfer it based on that.

You can file a beneficiary deed. That says that upon your death, she has title to the property. Until you die, you own the property, you can sell, mortgage it or do anything else you want to do with it.