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A quitclaim deed transfers property, usually with no promise about title. Our free form builds a quitclaim deed you fill in online, then print or download as a PDF. Families, divorcing spouses and trust owners use it, especially when no money changes hands.
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This page shows a filled-in quitclaim deed example, explains each part of the form, and lists the signing rules and county offices by jurisdiction, each with the statute behind it. Looking for a different document? Browse all deed forms.
A quitclaim deed is a written deed in which the grantor gives up, or "quits," whatever claim they hold in a property and passes it to the grantee, usually without saying that the claim is valid or that the title is clear. Minnesota's statute, for example, says a quitclaim deed passes "all right, title, and interest of the grantor in the premises described" (Minn. Stat. § 507.07).
Every quitclaim deed has two parties:
Whatever the purpose, the deed conveys only what the grantor owns. A grantor who owns the whole property passes on the whole interest. A grantor with a partial interest can only pass on that part, and a grantor with no interest passes on nothing.
Usually the deed makes no promise about the title: Ohio's statutory quitclaim deed, for instance, conveys the grantor's interest "without covenants of any kind on the part of the grantor" (Ohio Rev. Code Ann. § 5302.11).
A few statutory quitclaim forms carry limited covenants instead. In Massachusetts and New Hampshire the grantor covenants that the premises were free from all encumbrances made by the grantor at delivery and will warrant and defend them against claims by, through or under the grantor (M.G.L. c. 183, § 11; N.H. Rev. Stat. Ann. § 477:28). Rhode Island's form grants "with quitclaim covenants", followed by the description and the encumbrances, if any (R.I. Gen. Laws § 34-11-12). In Maine, a deed in substance following the form "Quitclaim Deed With Covenant", when duly executed, has the force and effect of a deed in fee simple with a limited covenant to warrant and defend (33 M.R.S. § 765).
A blank quitclaim deed form has spaces for the grantor, the grantee, the legal description of the property, the price or gift, and the grantor's signature, and our builder fills those spaces from your answers.
To get yours, answer the builder's questions about the parties and the property, check the finished deed on screen, then download it as a PDF and print it. You can save your progress and finish on another device.
Our online document builder helps you complete the deed and print a clean copy for signing. Leave the signature lines blank until signing day.
A "quick claim deed" is the same document. The correct name is quitclaim deed, after the grantor quitting a claim, and a search for either name leads to this form.
A completed deed names the grantor and the grantee, gives the price or says the transfer is a gift, describes the property by its legal description, and ends with the grantor's signature and an acknowledgment block. The sample below shows how those parts read once filled in.
Sample only. The names, addresses, numbers and property below are made up.
QUITCLAIM DEED
Prepared by and return to: Dana Ruiz, 418 Elm Street, Springfield, [State] 00000
Assessor's parcel number: 000-000-000
For ten dollars ($10.00), Dana Ruiz, an unmarried person, of 418 Elm Street, Springfield ("Grantor"), quitclaims to Lee Ruiz, of 72 Oak Avenue, Riverton ("Grantee"), all of the Grantor's right, title and interest in the following property in Example County, [State]:
Lot 14 of the Blackacre Addition, as shown on the map recorded in Book 103, Page 201.
Signed on March 3, 2026.
__________________________
Dana Ruiz, Grantor
Acknowledgment. State of [State], County of Example. On March 3, 2026, Dana Ruiz appeared before me and acknowledged signing this deed as a free act.
__________________________
Notary Public. My commission expires: __________
The wording of the transfer clause comes from the statutes of the place where the property lies. Tennessee's short form reads "I hereby quitclaim to A. B. all my interest in the following land" (Tenn. Code Ann. § 66-5-103(2)). Arizona's reads "I hereby quit claim to A.B. all my interest in the following real property" (Ariz. Rev. Stat. § 33-402).
To fill out the form, enter the grantee's details, complete the main body, add the legal description of the property, and prepare the signature block, in that order. Have the current deed, the names of both parties, and the legal description ready before you start. Write each name with the same spelling that appears on the current deed.
Some statutes name details that the deed itself carries. The table lists examples from our sources, not every such rule, with the section behind each row.
| Jurisdiction | What the deed shows | Citation |
|---|---|---|
| Connecticut | The current mailing address of the grantee | Conn. Gen. Stat. § 47-5 |
| Delaware | The grantee's address, placed on or attached to the deed by the person who leaves it for record | 25 Del. C. § 133 |
| Florida | The legal description of the property, legibly printed, typewritten or stamped | Fla. Stat. § 689.025 |
| Hawaii | On the first page, if possible: all grantor names, all grantee names and addresses, the type of document and the tax map key number | Haw. Rev. Stat. § 502-31 |
| Idaho | The grantee's name and complete mailing address | Idaho Code § 55-601 |
| Kentucky | The full names and mailing addresses of the grantor and grantee, a statement of the full consideration, and the in-care-of address for the property tax bill of the year of transfer; the county clerk does not lodge for record a deed that lacks them | Ky. Rev. Stat. § 382.135 |
| Louisiana | When appropriate for the instrument, the marital status of each individual party, with the present spouse's full name or a declaration that the party is unmarried; leaving it out does not impair validity | La. Civ. Code art. 3352(A)(2) |
| Maryland | The names of the grantor and grantee, a description identifying the property with reasonable certainty, and the interest granted | Md. Code, Real Prop. § 4-101 |
| Michigan | The address of each grantee | Mich. Comp. Laws § 565.201(1)(d) |
| Missouri | Whether each individual who signs as grantor is married or unmarried | Mo. Rev. Stat. § 442.130 |
| Nevada | The grantee's mailing address, or with no grantee, that of the person asking for recording | Nev. Rev. Stat. § 111.312(1)(a) |
| Nevada | Except as subsection 2 provides, the assessor's parcel number at the top left corner of the first page, if the county assessor assigned one | Nev. Rev. Stat. § 111.312(1)(b) |
| New Hampshire | The mailing address of the grantee | N.H. Rev. Stat. Ann. § 477:3 |
| New Jersey | A reference to the lot and block number of the property | N.J.S.A. 46:26A-3(b) |
| North Dakota | To be received for record, the grantee's post-office address | N.D. Cent. Code § 47-19-05 |
| Oregon | The true and actual consideration paid for the transfer, stated in dollars, on the face of the deed; a county clerk does not accept the deed for recording without it | Or. Rev. Stat. § 93.030(2) |
| Oregon | The land use statement the section sets out, in the body of the deed (owner's sale agreements and earnest money receipts excepted) | Or. Rev. Stat. § 93.040(1) |
| South Dakota | When the deed is presented for recording, the grantee gives the register of deeds a current mailing address | S.D. Codified Laws § 43-28-21 |
| Utah | For a document executed after July 1, 2022, a legal description of the property, to be entitled to recording | Utah Code § 57-3-105 |
| West Virginia | At its conclusion, the name of the person who prepared it, for example "This instrument was prepared by (name)"; the county clerk does not record it otherwise | W. Va. Code § 39-1-2a(a) |
| Wisconsin | A parcel identification number for each parcel, only in a county that requires one | Wis. Stat. § 59.43(2m)(a)5 |
Signing rules differ from one jurisdiction to the next, and many apply only under a condition, so the table below gives each rule with its condition and its citation. Florida, for one, adds two subscribing witnesses (Fla. Stat. § 689.01). Deed rules come from state law, and there is no single federal standard. The requirements for signing, witnessing, and recording therefore differ by state and sometimes by county.
Each row gives the rule in the words and conditions of the statute cited beside it.
| State | Signing rule | Citation |
|---|---|---|
| Alabama | Signed at the foot by the grantor or an agent with written authority; attested by one witness, or by two witnesses who can write if the grantor cannot write or has the name written by another | Ala. Code § 35-4-20 |
| Alaska | A conveyance executed in Alaska is acknowledged before a person authorized to take acknowledgments or proved under AS 34.15.210 or 34.15.220 | AS 34.15.150(a) |
| Arizona | Signed by the grantor and acknowledged before an officer authorized to take acknowledgments | Ariz. Rev. Stat. § 33-401 |
| Arkansas | Executed in the presence of two disinterested witnesses, or, failing that, acknowledged by the grantor in the presence of two such witnesses, who then sign the deed | Ark. Code Ann. § 18-12-104 |
| California | Before recording, the execution is acknowledged by the person who executed it | Cal. Gov. Code 27287 |
| Connecticut | Signed by the grantor, attested by two witnesses with their own hands, and acknowledged by the grantor, an agent or a duly authorized person | Conn. Gen. Stat. § 47-5 |
| Delaware | Acknowledged or proved, with the acknowledgment or proof certified as the chapter provides | 25 Del. C. 151 |
| District of Columbia | The Recorder of Deeds does not accept the deed unless the grantor executed and acknowledged it according to law | D.C. Code § 42-407 |
| Florida | Signed in the presence of two subscribing witnesses; to be recorded, acknowledged by the signer, proved by a subscribing witness, or legalized or authenticated in a listed form | Fla. Stat. § 689.01; Fla. Stat. § 695.03 |
| Georgia | An original document signed by the maker, attested by an officer as provided in Code Section 44-2-15, and attested by one other witness | O.C.G.A. § 44-5-30 |
| Hawaii | Except as otherwise provided by law, an acknowledgment is attached to the deed to entitle it to be recorded | Haw. Rev. Stat. § 502-41 |
| Idaho | Before recording, unless otherwise expressly provided, the execution is acknowledged by the person who executed it | Idaho Code 55-805 |
| Indiana | Signed, sealed and acknowledged by the grantor | Ind. Code § 32-21-1-15 |
| Iowa | Not lawfully recorded unless first acknowledged or proved as chapter 9B prescribes | Iowa Code § 558.42 |
| Kansas | A quitclaim in the statutory form, duly signed and acknowledged by the grantor, is a good and sufficient conveyance in quitclaim | Kan. Stat. Ann. § 58-2204 |
| Kentucky | Admitted to record on the certificate of a Kentucky county clerk or any notary public that the grantor acknowledged the deed before that officer; on acknowledgment by the grantor before the proper clerk; or on proof by two subscribing witnesses, or by one who also proves the other's attestation | Ky. Rev. Stat. § 382.130(5); Ky. Rev. Stat. 382.130; Ky. Rev. Stat. § 382.130(2) |
| Louisiana | A transfer of immovable property is made by authentic act (a writing executed before a notary public or other authorized officer in the presence of two witnesses, signed by each party, each witness and each notary) or by act under private signature; an oral transfer is valid between the parties only when the property has been delivered and the transferor recognizes the transfer on oath | La. Civ. Code art. 1839; La. Civ. Code art. 1833(A) |
| Maine | Before recording, acknowledged by the grantor or the grantor's attorney before a notary public in the State, or before an attorney at law admitted in the State, if within the State | 33 M.R.S. § 203 |
| Maryland | A deed with the parties, the property description and the interest granted is sufficient if executed, acknowledged and, where required, recorded | Md. Code, Real Prop. § 4-101 |
| Massachusetts | Not recorded unless a certificate of acknowledgment or of proof of due execution is endorsed on or annexed to it | M.G.L. c. 183, § 29 |
| Michigan | A quit claim in the statutory form, duly signed, sealed and acknowledged by the grantor, is a good and sufficient conveyance in quit claim | Mich. Comp. Laws § 565.152 |
| Minnesota | To be recorded, executed, acknowledged by the parties executing it, and the acknowledgment certified | Minn. Stat. 507.24, subd. 1 |
| Mississippi | Except as Sections 89-5-101 to 89-5-113 provide, void as to creditors and later purchasers for value without notice unless acknowledged or proved and lodged with the chancery clerk of the proper county | Miss. Code Ann. § 89-5-3 |
| Missouri | Subscribed by the grantor or a lawful agent, and acknowledged or proved and certified | Mo. Rev. Stat. § 442.130 |
| Montana | Unless the deed belongs to a class in 70-21-205 or 70-21-207, acknowledged or proved before it can be recorded | Mont. Code Ann. § 70-21-203 |
| Nebraska | A deed executed in Nebraska is signed by a grantor of lawful age and acknowledged or proved | Neb. Rev. Stat. § 76-211 |
| Nevada | Signed by the person from whom the interest passes, or a lawful agent, and acknowledged or proved | NRS 111.105 |
| New Hampshire | Signed by the grantor and acknowledged before a justice, notary public or commissioner | N.H. Rev. Stat. Ann. § 477:3 |
| New Jersey | For recording, the deed bears a signature and is acknowledged or proved as title 46 provides | N.J.S.A. 46:26A-3(a)(3) |
| New Mexico | The statutory quitclaim form ends with the acknowledgment | N.M. Stat. Ann. § 47-1-44 |
| New York | Acknowledged before delivery; if not, at least one witness attests execution and delivery; if neither, the deed does not take effect against a later purchaser or encumbrancer until acknowledged | N.Y. Real Prop. Law § 243 |
| North Dakota | To be entitled to record, a deed executed by an individual is acknowledged by that person | N.D.C.C. § 47-19-03 |
| Ohio | Acknowledged by the grantor before a judge or clerk of a court of record in Ohio, a county auditor, county engineer, notary public or mayor, who certifies the acknowledgment | Ohio Rev. Code Ann. § 5301.01 |
| Oklahoma | Not received for record unless executed and acknowledged in substantial compliance with the chapter | Okla. Stat. tit. 16, § 26 |
| Oregon | A deed executed in Oregon is signed by the grantors and acknowledged before a Supreme Court judge, circuit judge, county judge, justice of the peace or notary public within the state | Or. Rev. Stat. § 93.410 |
| Rhode Island | Void unless in writing, duly signed, acknowledged, delivered, and recorded in the land evidence records of the town or city where the land lies | R.I. Gen. Laws 34-11-1 |
| South Carolina | Except as otherwise provided by statute, acknowledged or proved before recording; the statutory release form carries the fee simple if executed in the presence of and signed by two or more credible witnesses | S.C. Code Ann. 30-5-30; S.C. Code Ann. § 27-7-10 |
| South Dakota | Before recording, unless a listed class or a court order applies, acknowledged by the signer; if not acknowledged, proved by a subscribing witness | S.D. Codified Laws 43-28-8; S.D. Codified Laws § 43-25-26 |
| Tennessee | Not good as to strangers unless acknowledged by the grantor or proved by two witnesses upon oath, and registered | Tenn. Code Ann. § 66-5-106 |
| Texas | Not recorded unless signed and acknowledged or sworn to by the grantor before two or more credible subscribing witnesses, or acknowledged or sworn to before and certified by an authorized officer | Tex. Prop. Code § 12.001 |
| Utah | A certificate of acknowledgment, proof of execution or jurat signed by the officer entitles the deed to be recorded with the county recorder | Utah Code § 57-3-101(1) |
| Vermont | Signed by the grantor, acknowledged before a notary public, and recorded at length in the town clerk's office | 27 V.S.A. § 341 |
| Virginia | Except when otherwise provided, recorded when acknowledged by the signer or proved by two witnesses, in court or before the clerk | Va. Code Ann. § 55.1-600 |
| Washington | In writing, signed by the grantor, and acknowledged before a person authorized to take acknowledgments of deeds | RCW 64.04.020 |
| West Virginia | For recording, acknowledged by the signer or proved by two witnesses before the clerk of the county commission | W. Va. Code § 39-1-2 |
| Wisconsin | Offered for record, the deed carries a form of authentication authorized by s. 706.06 or ch. 140 | Wis. Stat. § 706.05 |
| Wyoming | Acknowledged by the parties executing it before any notarial officer | Wyo. Stat. Ann. § 34-1-113 |
Our sources hold no signing rule for Colorado, North Carolina or Pennsylvania, so ask the county deeds office there before you sign. Our acknowledgment form shows what that block contains.
The office that records the deed depends on where the property lies: in California it is the County Recorder of the county where the property is situated (Cal. Civ. Code § 1169), and in Alabama it is the office of the judge of probate (Ala. Code § 35-4-50).
| State | Recording office | Citation |
|---|---|---|
| Alabama | Office of the judge of probate | Ala. Code § 35-4-50 |
| Alaska | Only the recording district where the land lies | AS 40.17.020(a) |
| California | County Recorder of the county where the property is situated | Cal. Civ. Code § 1169 |
| Connecticut | Town clerk, who records it at length within thirty days from the time it is left for record | Conn. Gen. Stat. § 7-24(b) |
| Delaware | Recorder's office for the county where the land, or any part of it, lies | 25 Del. C. § 154 |
| Florida | Clerk of the circuit court, as recorder for the county | Fla. Stat. § 28.222(1) |
| Idaho | County recorder of the county where the property is situated | Idaho Code § 55-808 |
| Indiana | Recorder's office in the county where the land is located | Ind. Code § 32-21-4-1(b) |
| Kentucky | County clerk's office of the county where the property, or the greater part of it, is located | Ky. Rev. Stat. § 382.110(1) |
| Louisiana | Conveyance records of the parish | La. Civ. Code art. 3346(A) |
| Mississippi | Clerk of the chancery court of the proper county | Miss. Code Ann. § 89-5-3 |
| Montana | County clerk of the county where the property is situated | Mont. Code Ann. § 70-21-208 |
| Nevada | To be notice to third persons, the recorder of the county where the property is situated | Nev. Rev. Stat. § 111.315 |
| New Hampshire | Registry of deeds for the county or counties where the land lies | N.H. Rev. Stat. Ann. § 477:3-a |
| New Jersey | County recording officer of the county where the property is located | N.J.S.A. 46:26A-6(a) |
| New York | May be recorded with the clerk of the county where the property is situated | N.Y. Real Prop. Law § 291 |
| North Dakota | Recorder of the county where the property is situated | N.D.C.C. § 47-19-07 |
| Oregon | County clerk | Or. Rev. Stat. § 205.130(2)(a) |
| Rhode Island | Land evidence records of the town or city where the land lies | R.I. Gen. Laws 34-11-1 |
| Vermont | Town clerk's office of the town where the land lies | 27 V.S.A. § 341 |
| Wisconsin | Register of deeds of each county | Wis. Stat. § 706.05(1) |
| Wyoming | County clerk of the county where the land lies | Wyo. Stat. Ann. § 34-1-118 |
Recording puts the transfer on the public record. In many states an unrecorded deed can lose out to a later buyer who records first. In Virginia, for example, an unrecorded deed is void as to purchasers for value without notice who are not parties to it, and as to lien creditors, until it is recorded in the county or city where the property lies (Va. Code Ann. § 55.1-407(A)).
A quitclaim transfer follows a plain order: the parties agree on the terms, collect the property details, sign the deed, and then take it to the office that keeps deeds where the land lies, as the table above lists. Each part has its own heading below.
Agree on any payment before you prepare the deed, or agree that the transfer is a gift, because the deed names what the grantee gives in return. Many deeds name a price, while gifts between relatives are often described as a gift or a nominal amount instead, except where a statute sets the wording, as in Oregon and Kentucky (Or. Rev. Stat. § 93.030(2); Ky. Rev. Stat. § 382.135; see the steps above). An attorney can confirm how to word it.
A real estate agent is usually not needed for this kind of transfer.
Gather the names, addresses, price and legal description before you fill in the form, since each of them appears on the deed:
The current deed also carries a book and page number or an instrument number. The office that keeps deeds uses that reference to find the deed again.
Once the form is complete, the grantor signs it. Before signing, read the row of the signing table above for the place where the property lies: it gives the rule, its condition and the statute for each jurisdiction in our sources.
As the last stage, take the signed deed to the recording office where the land lies and pay the recording fee: the county office in most states, but the town clerk in Connecticut and Vermont, the land evidence records of the town or city in Rhode Island, the parish conveyance records in Louisiana and the recording district in Alaska (Conn. Gen. Stat. § 47-10; 27 V.S.A. § 341; R.I. Gen. Laws § 34-11-1; La. Civ. Code art. 3346(A); AS 40.17.020(a)). Fees and accepted payment methods vary by office, so check them before you go.
The recorder typically asks for the following:
Once the deed is recorded, the office typically returns it or provides a copy that shows the book and page number. Keep it with your property records.
A warranty deed carries the grantor's promises that the title is good, while a quitclaim deed usually carries none and passes only whatever interest the grantor holds, if any. That gap drives the differences in the table. The exceptions are the statutory quitclaim forms with limited covenants: in Massachusetts and New Hampshire the grantor covenants against encumbrances the grantor made and to defend against claims by, through or under the grantor (M.G.L. c. 183, § 11; N.H. Rev. Stat. Ann. § 477:28), Rhode Island's form grants "with quitclaim covenants", followed by the description and the encumbrances, if any (R.I. Gen. Laws § 34-11-12). Maine's "Quitclaim Deed With Covenant" has the grantor warrant and forever defend the premises only against the lawful claims and demands of all persons claiming by, through or under the grantor (33 M.R.S. § 765).
| Point | Quitclaim deed | Warranty deed |
|---|---|---|
| Promises about the title | None, except the limited covenants of the Massachusetts, New Hampshire, Rhode Island and Maine statutory forms (M.G.L. c. 183, § 11; N.H. Rev. Stat. Ann. § 477:28; R.I. Gen. Laws § 34-11-12; 33 M.R.S. § 765) | The grantor promises the title is clear, for example that no unknown liens or claims exist |
| What passes | Whatever interest the grantor has, if any | The interest the grantor promises to hold |
| Detail on the form | Less, and simpler to draft | More detail about the property and the promises made |
| If the title turns out weak | The grantee usually has no warranty to rely on | The grantee can rely on the grantor's promises |
| Typical use | Family transfers, divorces, trusts, title fixes | Sales to buyers who want protection |
A special warranty deed sits between them and limits the promises to the time the grantor owned the property. Some statutes imply no promises at all: Oregon implies no covenant in any conveyance of real estate, whether it contains special covenants or not, except as provided by ORS 93.850 to 93.870 (Or. Rev. Stat. § 93.140).
Buyers who want the most protection usually choose a warranty deed. A quitclaim deed fits lower-risk transfers, such as a transfer between family members who know each other or one where no money changes hands. For a sale to a stranger, a general warranty deed is the usual choice.
Use a quitclaim deed when the parties already trust each other or the goal is to fix the title instead of making a sale, such as a family transfer, a divorce, a title correction, a move into a living trust or the release of a claim.
Family members use this deed to move property between them because their trust in each other makes the missing title warranty less of a concern. Examples include siblings dividing a shared property or a parent passing a home to a child.
Such a transfer is often a gift and not a sale. Gifts can have tax consequences, so it helps to ask a tax professional before you sign.
When a couple divorces and a spouse keeps the home, the other spouse can sign a quitclaim deed to give up any interest in it. A court order or a divorce settlement agreement may direct that this be done.
Signing a deed does not usually remove a person from the mortgage loan, which is a separate contract with the lender.
A quitclaim deed can help fix some mistakes in the property records. Common examples include:
Have the deed notarized, as you would for any deed you plan to record.
Many people use the deed to move their home into their own living trust, and property held in the trust generally passes under the trust's terms, which can help the heirs avoid a probate case. Check with your title insurer and lender first, because a transfer can affect coverage and loan terms.
In Connecticut, a "Quitclaim Deed" may be used as a release of a mortgage, attachment, judgment lien or any other interest in real property (Conn. Gen. Stat. § 47-36f). The holder of the claim signs as the grantor and gives it up to the owner.
These are the questions people ask most often about quitclaim deeds. The answers are general information about how the document works. Rules for signing, witnessing, and recording differ by state, so confirm local requirements with the county recorder, a title company, or an attorney before you sign.
Yes, you can fill out the deed yourself with a form like ours, and the grantor then signs it and takes it to the office that keeps deeds where the land lies, which the table above names. A deed you prepare yourself follows the same signing rules as any other, so check the signing table above for your jurisdiction. Before you sign, it is wise to have an attorney or a title company review it.
The grantee often does not need to sign the deed, but local rules vary. West Virginia is one example: its county clerk does not admit to record a quitclaim deed without consideration, or a deed for property worth $100 or less on which no transfer excise tax is paid, unless the grantee signs it and acknowledges it or two witnesses prove it before the clerk; transfer on death deeds and the listed family transfers are excepted (W. Va. Code § 39-1-2(b)(2)).
Between the parties, it can be: Alaska treats an unrecorded conveyance as valid between the parties and against anyone with actual notice of it (AS 40.17.080(b)). Against others it can fail, as in Colorado, where an unrecorded deed is not valid against a person with rights in the property who records first (Colo. Rev. Stat. § 38-35-109(1)). Once recorded with the county clerk and recorder, a Colorado deed is notice to all persons, whether acknowledged, unacknowledged or defectively acknowledged (Colo. Rev. Stat. 38-35-106(1)). In Maryland and Rhode Island recording is part of the conveyance itself: in Maryland, except as that section provides otherwise, no deed may pass or take effect unless it is executed and recorded (Md. Code, Real Prop. § 3-101), and in Rhode Island a conveyance is void unless signed, acknowledged, delivered and recorded (R.I. Gen. Laws 34-11-1).
Usually not: in Colorado a quitclaim deed passes no after-acquired title of the grantor (Colo. Rev. Stat. § 38-30-113). In Washington it does not extend to after-acquired title unless words are added expressing that intention (Wash. Rev. Code § 64.04.050). Mississippi differs: a quitclaim estops the grantor and the grantor's heirs from asserting a subsequently acquired adverse title to the lands conveyed (Miss. Code Ann. § 89-1-39).
No, the deed changes who owns the property, not who owes the loan. Signing a deed does not usually remove a person from the mortgage loan, which is a separate contract with the lender. Ask the lender about a refinance or a release.
A title is the legal right to own a property. A deed is the document that transfers that right to a new owner. A quitclaim deed therefore moves whatever title the grantor has, and it does not prove that the grantor's title is good.
A quitclaim deed can help clear some defects in the recorded title. Common examples include:
Suppose title research shows that a former owner's spouse may hold an interest because an earlier deed was signed improperly. That spouse can sign a quitclaim deed to release any interest when the current owner asks. It cannot cure every defect, and some problems need a court or a different document. A title company or an attorney can tell you which fix applies.
General information, not legal or tax advice.
