Do I need a lawyer to file a quitclaim deed?

While a lawyer is not legally required in most states, it's recommended for complex situations. You will need a notary public to notarize the deed, and then it must be filed with your county recorder's office. Some states have specific formatting requirements that must be met for the deed to be accepted for recording.

How much does it cost to file a quitclaim deed?

Recording fees typically range from $10 to $100+ depending on your county. Some jurisdictions also charge documentary transfer taxes based on the property value. Check with your county recorder's office for exact fees.

Can a quitclaim deed be reversed?

Once recorded, a quitclaim deed generally cannot be unilaterally reversed. The grantee would need to voluntarily quitclaim the property back, or a court would need to order the deed voided (which requires proving fraud, duress, or incapacity). This is why it's crucial to understand the implications before signing.

Does a quitclaim deed affect the mortgage?

A quitclaim deed transfers ownership interest but does NOT transfer mortgage responsibility. The original borrower remains liable for the mortgage. Additionally, most mortgages contain a 'due on sale' clause that could allow the lender to demand full payment upon transfer. Consult with your lender before executing a quitclaim deed.

Can I use a quitclaim deed to add my spouse to the title?

Yes, this is one of the most common uses of quitclaim deeds. You would quitclaim your interest to both yourself and your spouse as joint tenants or community property (in community property states). Check with your mortgage lender first, as some loan agreements restrict title changes.

Is a quitclaim deed valid without recording it?

A quitclaim deed is technically valid between the parties once signed and notarized, even without recording. However, recording is strongly recommended because it provides public notice of the transfer and protects the grantee's interest against subsequent claims or transfers by the grantor.

Free Quitclaim Deed Template — Fill Out & Download Instantly

Free — No Sign-Up RequiredPDF & WordUpdated April 8, 2026

⚠️ Legal Disclaimer: This template is attorney-reviewed and built to US legal standards. It does not substitute for professional legal advice. For complex situations, we recommend consulting a licensed attorney.

Document Completeness8%

State Where Property Is Located*

County*

Grantor Name (Transferring Party)*

Full legal name of the person giving up their interest

Grantor Address*

Grantor Marital Status*

Grantee Name (Receiving Party)*

Full legal name of the person receiving the interest

Grantee Address*

How Grantee Will Hold Title*

Determines ownership structure and inheritance rights

Property Legal Description*

Found on the current deed or county tax records. Must be exact.

Property Street Address*

Tax Parcel / APN Number

Assessor's Parcel Number found on tax records

Consideration Amount*

Amount paid for the transfer. Enter 0 for gifts or family transfers.

Transfer Date*

MM/DD/YYYY

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RECORDING REQUESTED BY:

___________

WHEN RECORDED, MAIL TO:

[Grantee Name (Receiving Party)]

[Grantee Address]

(Space Above This Line for Recorder's Use)

QUITCLAIM DEED

APN / Tax Parcel No.: [Tax Parcel / APN Number]

FOR VALUABLE CONSIDERATION, the receipt and sufficiency of which is hereby acknowledged, in the amount of $[Consideration Amount],

[Grantor Name (Transferring Party)], , ("Grantor")

of [Grantor Address],

does hereby REMISE, RELEASE, AND QUITCLAIM to:

[Grantee Name (Receiving Party)], ("Grantee")

of [Grantee Address],

as sole and separate property,

all of the Grantor's right, title, interest, claim, and demand in and to the following described real property, situated in the County of [County], State of [State Where Property Is Located]:

LEGAL DESCRIPTION:

[Property Legal Description]

Property Address: [Property Street Address]

THIS QUITCLAIM DEED CONVEYS ONLY THE INTEREST OF THE GRANTOR AT THE TIME OF EXECUTION. IT DOES NOT WARRANT THAT THE GRANTOR HOLDS ANY PARTICULAR INTEREST OR THAT THE TITLE IS FREE FROM DEFECTS, LIENS, OR ENCUMBRANCES.

Dated this [Transfer Date].

GRANTOR:

_________________________________

[Grantor Name (Transferring Party)]

STATE OF [State Where Property Is Located]

COUNTY OF [County]

On [Transfer Date], before me, the undersigned Notary Public, personally appeared [Grantor Name (Transferring Party)], proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument, and acknowledged that they executed the same in their authorized capacity.

WITNESS my hand and official seal.

_________________________________

Notary Public

My Commission Expires: ___________

Document Completeness8%

State Where Property Is Located*

County*

Grantor Name (Transferring Party)*

Full legal name of the person giving up their interest

Grantor Address*

Grantor Marital Status*

Grantee Name (Receiving Party)*

Full legal name of the person receiving the interest

Grantee Address*

How Grantee Will Hold Title*

Determines ownership structure and inheritance rights

Property Legal Description*

Found on the current deed or county tax records. Must be exact.

Property Street Address*

Tax Parcel / APN Number

Assessor's Parcel Number found on tax records

Consideration Amount*

Amount paid for the transfer. Enter 0 for gifts or family transfers.

Transfer Date*

MM/DD/YYYY

What Is a Quitclaim Deed?

A quitclaim deed is a legal document used to transfer a person's interest in real property to another party without making any warranties or guarantees about the title. Unlike a warranty deed, a quitclaim deed makes no promises that the grantor actually owns the property or that the title is free of liens or encumbrances. This makes quitclaim deeds most appropriate for transfers between family members, adding or removing a spouse from a title after marriage or divorce, transferring property into a trust, or correcting errors on a previously recorded deed.

When Do You Need It?

Quitclaim deeds are commonly used when transferring property between family members (such as parents to children), adding or removing a spouse from a property title, transferring property into a living trust, correcting a defect in an existing title, or settling property matters during a divorce. They are NOT recommended for standard real estate purchases between unrelated parties, as they provide no title protection to the buyer..

What's Included in This Template

Grantor and grantee identification
Complete property legal description section
Consideration and transfer language
Vesting options (sole owner, joint tenants, tenants in common, community property)
Marital status disclosure
Notary acknowledgment section
County recording information
Tax parcel identification
Signature block with witness lines

How to Fill It Out

Enter Property Information — Fill in the complete legal description of the property (found on the current deed or tax records), the street address, county, and tax parcel number.

Identify the Parties — Enter the grantor's (person transferring) full legal name and address, and the grantee's (person receiving) full legal name and address.

Choose Vesting Type — Select how the grantee will hold title: sole owner, joint tenants with right of survivorship, tenants in common, or community property (if in a community property state).

Sign and Record — After downloading, the grantor must sign before a notary public. Then file the deed with the county recorder's office where the property is located.

Legal Requirements & Notes

A quitclaim deed transfers whatever interest the grantor may have in the property — it provides NO WARRANTY that the grantor actually owns the property or that the title is clear. Key legal considerations:

No Title Warranty: Unlike a general warranty deed, a quitclaim deed makes no guarantees about title quality. The grantee receives only whatever interest the grantor actually has, which could be nothing.

Recording Required: To protect the grantee's interest, the deed must be recorded with the county recorder's office. Recording fees and transfer taxes vary by state and county.

Notarization: All states require quitclaim deeds to be notarized. Some states also require witnesses.

Transfer Taxes: Many states and counties impose documentary transfer taxes on real property transfers. Family transfers or transfers with no consideration may be exempt in some jurisdictions.

Title Insurance: Title insurance companies generally will not insure a title acquired solely through a quitclaim deed. If title insurance is needed, consider using a warranty deed instead.

Community Property States: In community property states (AZ, CA, ID, LA, NV, NM, TX, WA, WI), spousal consent may be required to quitclaim community property.

Homestead Exemption: Some states require special procedures or spousal joinder when quitclaiming homestead property.

Tax Implications: The IRS may treat certain property transfers as taxable gifts. For transfers above the annual gift exclusion ($18,000 in 2024), a gift tax return (Form 709) may be required.

Frequently Asked Questions

A warranty deed guarantees that the grantor holds clear title to the property and will defend against any future claims. A quitclaim deed makes no such guarantees — it only transfers whatever interest the grantor may have, if any. Warranty deeds are standard for real estate sales; quitclaim deeds are typically used for transfers between family members, divorce settlements, or correcting title defects.