don

i have lived and cared for a dear lady for 20 years.i have been p.o.a for all of her estate and health care for 10 years.i also am primary beneficiary of an annuity of her's which is in the hands of the annuity people now for settlement.the deed to her house is in her name and both of her children's names.this woman has passed away now and her will states that her children are to get half of her estate and me the other half.because of foreclosures in the area and resulting property values plummeting the property is only worth 4,500.00 on the current market even though the true value is a lot more.i have been told to send the children quit claim forms and have them sign them in front of a notary and send them back so that i can also sign them in front of a notary and attorney here hopefully finalizing the transaction; making me new ownwer of property. i plan to value the property at $5,000 and along with the $39,000.00 annuity money divide it in half sending half to the children and half to me.both children are in agreement with this and glad that i am taking the house because they live a distance away.questions: is this the way to handle the quit claim deed and is it true that the children will have to pay deed transfer taxes and no gift tax? also, what if any tax will i have to pay? ? thank you for your help, don