I agree, if you can get him off the planet, I mean off the loan thru a refi, great. If not then he is going to be technically liable but yet you are the owner according to the SA, right?
You may be able to sign a "quitclaim" document where he releases his ownership interest in the property (even though, according to the bank, he is liable).
The deed is registered with the county and is a separate document from any loan arrangements. (He would have to sign this document and then it gets sent to the registrar or county offices) Check with a notary, a realtor or mortgage person and they should be able to give you a quick answer.
Since he is still liable for the loan, I don't believe the mortgage holder can stop you from changing who the "homeowner" on the deed is but I could be wrong.
If not then he is going to be technically liable but yet you are the owner according to the SA, right? 
