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DEAR BOB: As a real estate agent, I've been selling homes for 14 years and will negotiate the sales commission on expensive homes to remain competitive. However, I tactfully tell my sellers if I reduce my commission to 4 percent or 5 percent, the buyer's agents will show my listings only after showing the full-commission listings. Whether it's ethical or not, that's what happens.

You might enjoy knowing about a recent full-commission, well-priced listing I had, which didn't get even one offer after 60 days on the market. It's a beautiful older home but on a busy street. I suggested my seller raise the commission to 7 percent from 6 percent, with 4 percent to the buyer's agent. She agreed. I held a well-publicized broker's tour with a deli-lunch and got 125 local agents to re-tour the house. Within the week, the house sold for nearly the full asking price. Raising the sales commission can sell a house in a slowing market.

DEAR SHARON: Thank you for your insights based on longtime sales experience. Too many home sellers focus on the sales commission, thinking they are saving money if they cut the rate. But, as the volume of home resales slows in most towns, the houses and condos listed with reduced commissions usually get shown last to prospective buyers.

DEAR BOB: A few years ago, upon the advice of our lawyer, my wife and I added the name of our mentally challenged daughter to our free-and-clear home title in joint tenancy with right of survivorship. My wife is 72 and I am 75. Our other two adult children agreed that after we die, their sister should inherit the house to sell and provide for her care from its equity.

The problem is my wife and I need to increase our income because my retired pilot's pension was recently cut drastically. We investigated a reverse mortgage and learned it could solve our income problem. However, we can't qualify because our daughter's name is on the title and she is younger than 62. Any suggestions? -- Henry R.

DEAR HENRY: My personal opinion is your lawyer gave you bad advice to add your mentally challenged daughter's name to your home title. I know the lawyer and you meant well, but it tied up the property if she isn't capable of understanding. It's like adding minor children to a title; they can receive title, but they can't convey title.

If your daughter is capable of understanding, she can sign a quitclaim deed to you and your wife, thus removing her name from the title. Then you can qualify for a reverse mortgage and provide for her by amending your wills or living trust. If she is unable to sign a quitclaim deed, then a court-appointed guardian will be needed to remove her name from the title.

DEAR BOB: My father and his brother were left joint ownership of their mother's house in 2002. Dad wants to sell the house and divide the sales proceeds, but his brother doesn't want to sell. The house has no mortgage. My father has paid for a new roof and other necessary work. There are unpaid property taxes of about $15,500 and the house is scheduled for a property tax sale later this year. If my father pays the $15,500 property taxes, can he obtain full ownership? Is there any other way he can obtain full ownership? -- Scott C.

DEAR SCOTT: As a co-owner, if your father pays the $15,500 property taxes to prevent loss of the property at a tax sale, he is entitled to a 50 percent reimbursement from his co-owner brother. Also, he is entitled to receive 50 percent of the roof cost. Your father is not entitled to receive full ownership of the property just for paying the property taxes. However, he can bring a partition lawsuit to force the sale of the property. That is the only legal recourse he has.

Of course, after the property is sold, your father will receive back the 50 percent of the property taxes he paid on behalf of his brother, plus half of the roof cost.

DEAR BOB: You recently had an inquiry from a lady who said her grandmother deeded real estate to her. The deed was signed and notarized but not recorded before the grandmother died. The grandmother's will gave the same property to her son. In previous articles, you said an unrecorded deed might still be valid. Why would there be a possibility in this situation the son could get the property based on grandmother's will? -- Jerome G.

DEAR JEROME: The legal issue is whether grandmother delivered the deed to her granddaughter conditionally such as, "Here is my deed, but don't record it until after I die."

The general rule in most states is such a conditional delivery is void after the grantor dies. If that was the situation, then the son takes title according to grandmother's will. This is a classic example why deeds should not be delivered conditionally to a grantee, such as the granddaughter.

Another problem could arise if the grandmother changed her mind and sold the property during her lifetime to a bona fide purchaser without notice of the prior unrecorded deed. The purchaser would win.

DEAR BOB: I am the fifth owner of an 80-year-old house, which I have owned for 11 years. While trying to determine why a patch of my lawn was dying, I discovered the home's original underground heating oil tank. This was not disclosed to me when I bought the house. As best I can determine, the tank has not been used for 35 years. It is empty. I estimate it to be 700 gallons. Should this have been disclosed to me? -- Gary J.

DEAR GARY: If your seller knew of the underground oil storage tank, he or she should have disclosed it to you. However, since you have owned the house 11 years, the statute of limitations expired long ago. I doubt that is the cause of the brown patch in your lawn. If there was any oil in the leaking tank, it would seep downward, not upward. Perhaps the soil above the tank was contaminated when the tank was being filled. Maybe a simple replacement of the soil above the tank will solve your lawn problem.

DEAR BOB: Is it true that after someone inherits real estate that was the deceased's primary residence the mortgage will be wiped out at the time of death and the property title passes free and clear of all liens? I heard if the property was not the deceased's principal residence, then the heir has to pay the debts -- Rick S.

DEAR RICK: After you inherit real estate, you receive title "subject to" all existing recorded liens and encumbrances against the property. That means if you inherit a house that has a first mortgage, a home equity loan, a mechanics' lien and unpaid property taxes, you must pay all those obligations according to their terms or lose the property by foreclosure or forfeiture. Real estate inheritances can be wonderful if there is plenty of equity. However, if there is little or no equity in the inherited property, you might want to decline that inheritance.

DEAR BOB: We live in a historic area of eight rowhouses, all side by side. The rowhouse next door was bought by a real estate agent who told the seller and the neighbors that he planned to live in the house and rent the back unit, as the previous owner did. Instead, he did not move in. He put seven tenants in the house and let the property deteriorate, allowing the gutters to fall off and creating an eyesore. He refuses to respond to our phone calls, nor will his real estate brokerage manager reply. What can we do? -- Barrett B.

DEAR BARRETT: The situation you describe is legally a "private nuisance" because it affects a small number of adjoining property owners. If necessary, you and your neighbors can bring a legal action to abate the private nuisance. However, since you've tried being nice, it's time to contact the city "code enforcement officer" (or similar title) to learn if any ordinances are being violated. Often, a city warning letter will accomplish amazing results.