Legal Question in Real Estate Law in California

I think you must mean "so my mom can transfer from her name to mine." Only the present owner can transfer property.

California grant deed forms are widely available from stationery stores and from on-line sources. I even thinl LawGuru sells forms. Looks like you are in Washington state, so stores probably won't work.

I advise parents and children to get estate-planning and tax advice before doing inter-generation transfers of real estate. It is usually far better from a tax standpoint to inherit property by will or through a living trust than to receive it as a gift or at a bargain price during the parent's lifetime! we're talking tax savings that are often in the tens of thousands of dollars. (Usually capital-gains tax, sometimes the gift tax is also implicated).

If you do buy and use a deed form, be careful to get the property description complete and accurate down to the last detail, show the grantor's name exactly as shown on recorded title, and have it notarized and recorded.