WIll specified living estate, it was never probated

The first place you need to start is with the deed to the house. That's going to determine what needs to be done and what the actual situation is. There may not be a least costly way to handle this, unfortunately, but you (or someone) does need to handle it. If the deed to the house was held solely by your stepfather, then the property is still sitting in your stepfather's probate estate. In that case, your stepfather's Will is likely going to need to be offered for probate like it should have been years ago when he died, and a proper Executor's deed done from his estate to your brother after the estate administration is carried out. If your stepfather had any heirs other than your mother at the time of his death (children from a prior marriage, for example, or other descendants), then you may need to track those people down or at least notify them by publication as part of the process of offering the Will for probate. Now, if the deed wasn't held solely by your stepfather, and if it was held as "joint tenants" with your mother, then his Will doesn't matter, and the house became your mother's property when she died. In that case, you only need to deal with her estate. This may need an administration, or you may be able to file a Petition for No Administration Necessary, depending on whether she has any creditors who are still owed money. If your mother and stepfather held the house jointly, but NOT as joint tenants, then you have a situation where the house is still half in his estate and half in her estate, and you may need to deal with BOTH estates. In order to protect yourself and avoid potentially expensive mistakes, I strongly advise you to get a good probate attorney, have the attorney sit down with you and review the deed, the Will, and the situation as a whole, and let the attorney advise you on what needs to be done to find the best resolution. Money spent on a good attorney will be well worth it.