My question involves estate proceedings in the state of: Pennsylvania.
My father passed in 2019. His home was in an irrevocable trust in my name, to be inherited by my two bothers and me. His will stipulated that his girlfriend could live at the home until death if a number of conditions were met, including paying taxes, etc unless she was out of the home for 6 months for whatever reason. She has not lived at the home for a year, has not been maintaining it, refused to pay home owners insurance on it and will likely not pay the taxes this year (the estate paid them last year). She also will not sign a quitclaim. We have a buyer for the property and would like to get out from under this burden. What can we do? Does this have to go to court?