How To DIY Prepare a Quitclaim Deed 

How To Prepare A Quit Claim Deed (sometimes mistakenly called a quick claim deed)

Need to transfer property without the complexity of a traditional real estate closing? A quitclaim deed may be the simplest option — but only if you prepare and execute it correctly.

Quitclaim deeds are commonly used for transfers between people who already know and trust each other.

They are often used to:

• Add a spouse to a deed

• Remove a former spouse after divorce

• Transfer property into a revocable trust

• Transfer certain property into an LLC

• Gift property to a family member

• Correct certain ownership or name issues

• Release a possible interest in real estate

• Clear up certain title issues

The document itself may only be a few pages long.

The hard part is making sure the names, legal description, vesting language, execution requirements, taxes, and recording information are correct.

This guide walks you through the DIY process step by step.

What Is a Quitclaim Deed?

A quitclaim deed transfers whatever ownership interest the grantor currently has in a property.

The key phrase is:

whatever interest the grantor has.

Unlike a warranty deed, a quitclaim deed generally does not guarantee that:

• The grantor owns the property

• The title is clear

• There are no liens

• There are no competing ownership claims

• The grantor will defend the grantee against future title problems

The grantor is essentially saying:

“Whatever interest I have in this property, I am transferring to you.”

That is why quitclaim deeds are generally used between people who already understand the title situation.

When Is a Quitclaim Deed Commonly Used?

Quitclaim deeds are frequently used for:

Adding a Spouse to Title

For example, one spouse owned the home before marriage and later wants both spouses shown as owners.

Removing an Ex-Spouse

A divorce judgment or settlement agreement may require one spouse to transfer their ownership interest to the other.

Transferring Property Into a Living Trust

A homeowner may transfer real estate from their individual name into their revocable trust.

Family Transfers

Parents, children, siblings, and other relatives sometimes use quitclaim deeds for property gifts or restructuring ownership.

Transferring Property Into an LLC

Real estate investors may use deeds to move rental property into a business entity.

Mortgage and tax consequences should be considered before doing this.

Correcting Certain Title Issues

Quitclaim deeds may sometimes be used to release or clarify an ownership interest.

When Should You NOT Use a Quitclaim Deed?

A quitclaim deed is generally a poor substitute for a traditional closing when you're buying property from someone you don't know.

If you're paying substantial money for real estate, you normally want:

• A title search

• Appropriate title warranties

• Title insurance

• A properly handled closing

• Verification of liens and ownership

A quitclaim deed provides little or no protection if the grantor's title turns out to be defective.

Step 1: Find the Current Recorded Deed

Before you prepare a new quitclaim deed, locate the deed that currently places the property into the owner's name.

This is often called the vesting deed.

You need it because it provides critical information for the new deed.

Look for:

• Exact owner name

• Current ownership structure

• Complete legal description

• Parcel information

• Recording information

Do not guess.

If the current recorded deed says:

Robert A. Henderson

do not casually change it to:

Bob Henderson

or:

Robert Henderson

Small naming differences can create title issues later.

How Do You Find the Current Deed?

Start with the county where the property is located.

Search for the county's:

• Clerk of Court

• Recorder

• Register of Deeds

• Official Records

• Land Records

Many counties provide free online deed searches.

Search the current owner's name and look for the most recent deed conveying the property to that owner.

Download or print the recorded deed if available.

Step 2: Copy the Legal Description

The legal description is one of the most important parts of the deed.

It legally identifies the property being transferred.

It may look something like:

Lot 12, Block B, Sunny Acres Subdivision, according to the plat thereof recorded in Plat Book 15, Page 24, Public Records of ______ County.

Or it may contain:

• Metes and bounds

• Section-township-range

• Condominium unit information

• Plat book and page references

• Other detailed property descriptions

The Street Address Is NOT the Legal Description

A property address such as:

123 Main Street, Orlando, Florida

does not replace the legal description.

The street address may appear on the deed, but the legal description identifies the land being conveyed.

Don't Rely Solely on the Property Appraiser Description

County property-appraiser and tax-assessor websites frequently display shortened property descriptions.

Those descriptions may be useful for identifying the parcel, but they can be abbreviated.

For deed preparation, use the complete legal description from a reliable recorded source whenever possible.

Copy it carefully.

Then compare it against the original again.

Step 3: Identify the Grantor

The grantor is the person giving up or transferring the ownership interest.

You will generally need the grantor's:

• Full legal name

• Mailing address

• Marital status where applicable

• Current ownership capacity

The name should correspond with the existing chain of title.

If a person's name has legitimately changed, the deed may need language addressing the former name.

Example:

Sarah J. Wilson, formerly known as Sarah J. Roberts

Step 4: Identify the Grantee

The grantee is the person or entity receiving the ownership interest.

You will generally need:

• Full legal name

• Mailing address

• Ownership or vesting language

This last point is extremely important.

You are not merely deciding who receives the property.

You may also need to decide how they own it.

Step 5: Decide How the Grantee Will Hold Title

Common ownership structures may include:

Sole Ownership

One individual owns the property.

Tenants in Common

Two or more people own separate undivided interests.

There is generally no automatic survivorship right.

Joint Tenants With Right of Survivorship

The surviving owner or owners may automatically receive the deceased owner's interest.

Exact wording and rules vary by state.

Tenancy by the Entireties

Certain states provide a special form of ownership for married couples.

Florida is one state where tenancy by the entireties is commonly used.

Trust Ownership

Property may be conveyed to a trustee in their capacity as trustee of a named trust.

LLC or Corporation

Real estate can also be conveyed to a properly identified business entity.

Why Vesting Language Matters

Suppose you transfer property to two adult children.

Simply writing both names may not create the survivorship arrangement you intended.

The deed wording can affect:

• What happens when one owner dies

• Probate

• Creditor exposure

• Divorce

• Ownership percentages

• The ability to force a sale

This is one of the areas where DIY deed preparers need to be particularly careful.

Step 6: Check the Mortgage Before Transferring the Property

This is one of the biggest misunderstandings involving quitclaim deeds.

A quitclaim deed transfers ownership. It does not automatically remove someone from a mortgage.

Example:

You own a home with your former spouse.

You sign a quitclaim deed giving your ownership interest to your ex.

Your name is still on the mortgage.

You may no longer own the house, but you can still be responsible for the debt.

That can be a very bad combination.

How Do You Get Off the Mortgage?

Generally through:

• Refinancing

• A lender-approved assumption with release of liability

• Paying off the mortgage

A deed alone does not accomplish this.

If the transfer is part of a divorce, the divorce agreement may require refinancing, but the lender's contract is still a separate issue.

Step 7: Check for Transfer Taxes

Many people assume:

“I'm giving the property away, so there can't be any transfer tax.”

That is not always true.

Transfer taxes may depend upon:

• Property value

• Mortgage balance

• Relationship between grantor and grantee

• Whether money is changing hands

• Divorce

• Trust ownership

• Entity transfers

• State law

• County rules

Florida, for example, has documentary stamp tax rules that can sometimes treat mortgage debt as consideration.

Other states use very different systems.

Always check with the county recording office or applicable tax authority before recording.

Step 8: Draft the Quitclaim Deed

A typical quitclaim deed may include:

• Document title

• Preparer's name and address

• Return-to address

• Grantor's legal name

• Grantor's address

• Grantee's legal name

• Grantee's address

• Consideration

• Granting language

• Complete legal description

• Parcel identification number

• Signature block

• Witness lines where required

• Notary acknowledgment

• Recording margins

Requirements vary by state.

What Language Goes Into a Quitclaim Deed?

Quitclaim deeds typically use language indicating that the grantor:

remises, releases and quitclaims

their interest in the property to the grantee.

The important point is that a quitclaim deed does not include the warranty language found in a warranty deed.

Don't mix the two deed types together.

Step 9: Include the Consideration

Many deeds contain language such as:

“For $10.00 and other good and valuable consideration...”

But the appropriate consideration language depends upon the transaction.

Do not simply leave the consideration section blank.

The consideration can also affect transfer-tax calculations.

Step 10: Add the Complete Legal Description

Insert the full legal description from the current deed or another appropriate recorded source.

Double-check:

• Lot number

• Block

• Plat book

• Page number

• County

• Section

• Township

• Range

• Condominium information

• Metes-and-bounds calls

A single wrong number can create a serious title problem.

Step 11: Add the Parcel Number

Many deeds include the property's parcel identification number.

Depending upon the jurisdiction, it may be called:

• Parcel ID

• Tax ID

• Property ID

• APN

• Folio number

You can often locate this number through the county property appraiser or assessor.

The parcel number does not replace the legal description.

Step 12: Follow Your State's Signing Requirements

Deed execution rules are state-specific.

Some states require witnesses.

Others do not.

Some states impose specific notary wording or formatting requirements.

Florida, for example, generally requires two subscribing witnesses to the grantor's signature.

Do not use a deed form simply because it says “Quitclaim Deed” at the top.

A form drafted for another state may contain the wrong:

• Witness requirements

• Notary acknowledgment

• Formatting

• Tax language

• Granting language

• Recording information

Step 13: Get the Deed Properly Notarized

The grantor's signature generally must be acknowledged before a notary or other authorized officer for recording.

The notarial certificate should be completed correctly.

Depending upon state law, that may include:

• State and county venue

• Date

• Signer's name

• Identification method

• Physical or online appearance

• Notary signature

• Seal

• Commission information

Do not notarize an incomplete document.

Step 14: Record the Quitclaim Deed

Record the deed in the county where the property is located.

Depending upon the county, you may be able to record:

• In person

• By mail

• Electronically

You may need:

• Original signed deed

• Recording fee

• Transfer tax

• Cover sheet

• Transfer declaration

• Return envelope

• Other county-specific forms

After Recording

Once the deed is recorded, don't forget the follow-up work.

Depending upon the transfer, consider updating:

• Homeowner's insurance

• Property appraiser or assessor

• Homestead exemption

• Mortgage servicer

• HOA

• Condominium association

• Estate plan

• Trust records

• LLC records

Keep a copy of the recorded deed.

Also keep the:

• Instrument number

• Recording date

• Book and page, if applicable

The Most Common DIY Quitclaim Deed Mistakes

1. Using the Wrong Legal Description

Do not substitute a street address or shortened tax description.

2. Misspelling the Grantor's Name

The name should connect cleanly to the existing chain of title.

3. Using the Wrong Vesting Language

The way the grantee takes title matters.

4. Forgetting About the Mortgage

The deed and mortgage are separate.

5. Assuming There Is No Transfer Tax

Even a family transfer can create tax depending upon the circumstances.

6. Using a Form From the Wrong State

Execution requirements vary.

7. Missing Required Witnesses

A properly notarized deed can still have execution problems if required witnesses are missing.

8. Failing to Record the Deed

Signing and notarizing is not the end of the process.

9. Using a Quitclaim Deed When You Really Need Estate Planning

If your goal is to transfer property at death, a quitclaim deed may accomplish something very different.

Should You Use a Quitclaim Deed to Leave Your Home to Your Children?

Be careful.

A traditional quitclaim deed generally transfers your ownership interest during your lifetime.

That may affect:

• Control of the property

• Creditor exposure

• Divorce exposure

• Capital gains

• Gift-tax reporting

• Medicaid planning

If your real goal is:

“I want my child to receive the home when I die, but I want to keep complete control while I'm alive,”

research whether your state recognizes:

• Lady Bird Deeds

• Transfer on Death Deeds

• Beneficiary Deeds

• Revocable Living Trusts

Those are fundamentally different strategies.

Can You Prepare a Quitclaim Deed Yourself?

For a straightforward transfer, many property owners do prepare their own deed.

The process is manageable when:

• Everyone agrees

• You understand the current ownership

• You have the correct legal description

• There are no title disputes

• You understand how the grantee should take title

• You know the execution rules

• You've checked transfer taxes

• You know where and how to record it

But the document may deserve professional attention when the transfer involves:

• Contested divorce

• Probate disputes

• Unknown heirs

• Medicaid planning

• Long-term care planning

• Tax issues

• Partial parcel transfers

• Significant business interests

• Complicated title history

• Multiple states

• Large financial exposure

Want to DIY It? Get the Complete Deed Preparation Course

If you'd rather prepare the deed yourself but want more than a generic internet form, our DIY Deed Preparation Course walks you through the process.

What's Included

19 Step-by-Step Lessons

Learn how to research, prepare, execute, and record real estate deeds.

State-Specific Deed Templates

Includes editable templates covering deed types such as:

• Quitclaim Deeds

• Warranty Deeds

• Special Warranty Deeds

• Lady Bird Deeds

• Transfer on Death Deeds

• Beneficiary Deeds

• Life Estate Deeds

• Correction Deeds

Property Research Training

Learn how to locate:

• Current deeds

• Legal descriptions

• Parcel information

• Recording data

Vesting Training

Understand:

• Sole ownership

• Joint tenancy

• Survivorship

• Tenancy in common

• Tenancy by the entireties

• Trust ownership

• Entity ownership

Recording & Fee Guidance

Learn how to research:

• County fees

• Recording requirements

• Transfer taxes

• Exemptions

• Cover sheets

• E-recording

AI-Assisted Deed Preparation

Learn how to use AI as a research and drafting assistant while verifying the final document before execution and recording.

UPL Training for Notaries & Document Preparers

Especially useful for notaries or document-preparation businesses interested in offering deed-preparation services while understanding the line between document preparation and legal advice.

DIY Deed Preparation Course — $37

One-Time Payment

Lifetime Access

19 Lessons

State-Specific Deed Templates

Editable DOCX + Printable PDF

BONUS

State-specific:

• Power of Attorney templates

• Last Will & Testament templates

Get the DIY Deed Preparation Course →

Just Need a Quitclaim Deed Template?

Already understand the process?

If you have:

• The current deed

• Correct legal description

• Grantor information

• Grantee information

• Correct vesting

• County recording requirements

then you may only need the template.

Deed Template Library — $9.99

Get editable state-specific deed templates without the complete course.

Get the Deed Template Library — $9.99 →

The templates are already included with the $37 course.

Or Have Us Prepare the Quitclaim Deed For You

Don't want to prepare it yourself?

Noble Notary & Legal Document Preparers offers done-for-you deed preparation.

Quitclaim Deed Preparation — $225

We can prepare the document at your specific direction and provide it ready for execution.

Our service can include:

• Reviewing the current deed

• Locating the legal description

• Reviewing current vesting information

• Preparing the quitclaim deed

• Formatting it for execution

• Delivering the finished document electronically

Call:

321-283-6452

Email:

gracie.sias32@gmail.com

Have the following available:

• Property address

• Current owner's name

• New owner's name

• Copy of the current deed if available

• Your specific instructions for the transfer

We are a non-attorney legal document preparation service and do not provide legal advice.

Quitclaim Deed FAQ

What Is the Difference Between a Quitclaim Deed and Warranty Deed?

A quitclaim deed transfers whatever interest the grantor currently has without providing a warranty of title.

A warranty deed includes warranties concerning title.

Does a Quitclaim Deed Prove the Grantor Owns the Property?

No.

The deed transfers whatever interest the grantor has.

That is one reason quitclaim deeds should be used cautiously in arm's-length purchases.

Can I Prepare a Quitclaim Deed Myself?

In many straightforward transactions, yes.

You still need to correctly handle the:

• Legal description

• Grantor information

• Grantee information

• Vesting language

• Consideration

• Witnesses

• Notarization

• Transfer tax

• Recording

Does the Grantee Have to Sign?

Usually the grantor signs because the grantor is conveying the ownership interest.

Additional requirements depend upon the state and transaction.

Does a Quitclaim Deed Remove Someone From the Mortgage?

No.

A deed transfers title.

A mortgage is a separate debt obligation.

How Much Does a Quitclaim Deed Cost?

Costs can include:

• Deed preparation

• Notary fees

• Witness fees

• Recording fees

• Transfer taxes

Our options are:

DIY Deed Preparation Course: $37

Deed Template Library: $9.99

Done-for-You Deed Preparation: $225

Can I Use a Quitclaim Deed After Divorce?

Quitclaim deeds are commonly used to implement agreed or court-ordered property transfers following divorce.

However, transferring title does not automatically remove either spouse from mortgage liability.

Can I Quitclaim My Property to My Trust?

Quitclaim deeds are sometimes used to transfer property into a revocable living trust.

The deed needs to correctly identify the trustee and trust capacity.

Mortgage, insurance, tax, homestead, and estate-planning considerations may also apply.

Can I Quitclaim My Rental Property to an LLC?

Potentially, but this deserves additional review.

A transfer to an LLC can affect:

• Mortgage provisions

• Insurance

• Taxes

• Homestead

• Liability planning

• Title

Check your loan documents before transferring mortgaged property to an entity.

Is a Quitclaim Deed Valid if It Isn't Recorded?

Recording and validity are separate legal concepts, and rules vary by jurisdiction.

As a practical matter, failing to record can create serious problems proving ownership and establishing priority against later interests.

Proper recording should normally be part of the process.

About Noble Notary & Legal Document Preparers

Noble Notary & Legal Document Preparers provides non-attorney document preparation services and educational resources for real estate document preparation.

Services and templates include:

• Quitclaim Deeds

• Warranty Deeds

• Lady Bird Deeds

• Transfer on Death Deeds

• Beneficiary Deeds

• Powers of Attorney

• Last Wills & Testaments

Phone: 321-283-6452

Email: gracie.sias32@gmail.com

Important Disclaimer

Noble Notary & Legal Document Preparers is not a law firm and does not provide legal advice, legal opinions, recommendations, or legal representation.

Our document preparation services are performed at the customer's specific direction.

Our templates, guides, and courses are educational products.

Deed requirements vary significantly by state and county.

Recording fees, transfer taxes, witness requirements, notary requirements, exemptions, formatting rules, and other requirements can change.

Verify current requirements with the recording office in the county where the property is located.

Consider consulting a licensed attorney, tax professional, title company, surveyor, or other qualified professional when the transaction involves complicated ownership, title disputes, tax exposure, Medicaid planning, divorce disputes, partial parcels, business interests, or other significant legal or financial consequences.