To say what Biz posted in another way.
ROR is intended to apply when someone is putting their home at a greater risk than before = more money (or same money but going to a different lender)
So in your situation, I am assuming your new loan will
1. pay off the old one
2. have additional money for paying the mom / purchase her 1/2
and therefore, yes ROR is applicable.
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My opinions are just that, and might be worth what you paid for them.