Need to take title from sibling?

[Tou V.]

Hello, I'm a newbie here. A few years ago my brother and I bought a duplex. Since my credit was shot at that time, only the brother could be on the loan and title. I've since paid off the brother and would like to transfer property under my name, yet keep the current loan. Reason is to limit personal liability away from brother in case of accidents or being sued. Also, to keep the taxes low as the property value has almost doubled and Prop 13, keeps the values based on original purchase price. I've asked a few local Title companies if they'd do all the paperwork and Quit claim my brother off deed, then add me. They've all said, "NO". For them to do it their way, I'd have to basically get Title insurance and they'd inform the lender anyway. Which might bring about the "Due on" clause and cause the loan to be called, since my brother is no longer the legal owner. It can't be this hard right? What's the easiest way to transfer the property over without triggering a new tax assessment or having the bank call the loan due. I hear people Quit claming peoperties all the time, but how do you actually do it? I'm in Northern Cali if that makes a difference. Thanks.