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Gusto ko lang maiparenovate ang bahay para sa magulang kong seniors

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Arresto Menor
hello, here's my situation:

I've been living with my family all 30 years of my life in a house that was bought by my mom but was entitled to my lola. My problem now is: I want to have the house renovated but i can not loan the money from pag-ibig because the land title is not in my name and still in my deceased lola's name. Another problem is: it has been 11 years since my lola died. My mom and my tita just have an affidavit telling that the land will be shared between the 2 of them.

What do i do? im planning to visit BIR to have the estate tax computed but i'm worried about the amount we have to pay.

Ganon na lang ba yun? pinaghirapan ng mama kong bilhin yun lupa.. Ano po ang best na gawin?

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