How can I get my name off a loan on property the divorce judge ordered me to sign off on the deed?

Please go back to your divorce attorney and ask him to file a motion requesting an order that your ex refi the home. If you are a named borrower on only a first deed of trust on a single family home (i.e. not a second deed of trust or home equity line of credit (HELOC), then even though you are technically still one of the borrowers, if your ex and son failed to make the payments, that lender's one and only remedy is to take the property. The lender cannot come after you to collect any part of the loan. Therefore, your credit score does not accurately reflect your true credit risk. A good loan broker should be able to explain this to a lender that is not totally automated. The poor credit score will be a problem, but a good lender and loan broker should be able to figure it out. Dana Sack