A Massachusetts quitclaim deed is a written deed that transfers the grantor's interest in real estate to the grantee. Section 2 of Chapter 183 of the General Laws says a deed of quitclaim and release is sufficient to convey all the estate that a deed of bargain and sale could lawfully convey. The deed passes only the interest the grantor holds.[1] FormsPal's free form lets you fill in the deed online and download it as a PDF, Word or OpenDocument file.
Last Updated: October 2026. This guide is reviewed and updated regularly to reflect current Massachusetts law. If you notice an error or outdated information, please contact us.
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Chapter 183 of the Massachusetts General Laws governs the quitclaim deed. Section 2 says what the deed conveys[1], and Section 11 sets out the statutory form and its covenants.[3] Section 29 requires an acknowledgment certificate before the deed can be recorded.[4] Section 4 explains why recording a real estate transfer matters.[2]
Section 2 of Chapter 183 deals with a deed of quitclaim and release. The statute says that kind of deed is enough to pass the whole estate that a deed of bargain and sale could lawfully pass.
A deed of quitclaim and release shall be sufficient to convey all the estate which could lawfully be conveyed by a deed of bargain and sale.
In plain words, the deed passes the grantor's interest in the property described, unless the deed itself limits the grant. It gives the grantee nothing more than the interest the grantor held at that time.[1]
Section 11 gives a statutory form called a Quitclaim Deed. A deed that follows that form in substance has the effect set out in the quote below once it is duly executed.
A deed in substance following the form entitled "Quitclaim Deed" shall when duly executed have the force and effect of a deed in fee simple to the grantee, his heirs and assigns, to his and their own use, with covenants on the part of the grantor, for himself, his heirs, executors, administrators and successors, with the grantee, his heirs, successors and assigns, that at the time of the delivery of such deed the premises were free from all encumbrances made by him, and that he will, and his heirs, executors and administrators shall, warrant and defend the same to the grantee and his heirs and assigns forever against the lawful claims and demands of all persons claiming by, through or under the grantor, but against none other.
In plain words, the grantor makes two promises in the statutory form.[3]
The FormsPal form has its own wording on page 2. It says the property passes without any warranty and subject to easements, liens and other claims. Read that page before you sign.
Chapter 183 also provides a statutory Warranty Deed form in Section 10, and Section 8 says the statutory forms do not prevent the use of other forms.[5]
Section 29 of Chapter 183 ties recording to an acknowledgment. A deed cannot be recorded unless a certificate of its acknowledgment, or of proof that it was duly executed, is endorsed on it or attached to it.
No deed shall be recorded unless a certificate of its acknowledgment or of the proof of its due execution, made as hereinafter provided, is endorsed upon or annexed to it, and such certificate shall be recorded at length with the deed to which it relates; but this section shall not apply to conveyances from the United States.
The certificate is recorded in full along with the deed.[4] Page 5 of the FormsPal form is the acknowledgment page, and the notary completes it.
Within Massachusetts, the acknowledgment is made by one or more of the grantors before a justice of the peace or a notary public (Section 30). The requirement attaches to recording, not to every quitclaim deed.[6]
Section 4 of Chapter 183 is the recording rule. It covers a conveyance of an estate in fee simple, fee tail or for life. It also covers a lease for more than seven years and an assignment of rents or profits.
Unless the deed is recorded, it is not valid against any person except the grantor, the grantor's heirs and devisees, and people who had actual notice of it. Recording happens in the registry of deeds for the county or district where the land lies.[2]
Signing the deed is not the last step. Record it in the registry of deeds for the county or district where the land lies.[2]
A deed presented for record must recite the full consideration in dollars, or the nature of the other consideration if the deed was not given for a specific monetary sum (Section 6). Leaving it out does not affect the validity of the deed.[7]
The FormsPal Massachusetts quitclaim deed form runs five pages. Each page of this real estate deed form has one job, from the parties and the property on page 1 to the notary page at the end. Knowing the layout helps you fill it out in order.
To fill out the Massachusetts quitclaim deed, work through the form in order, from the parties on page 1 to the notary page at the end. You can complete our free fillable quitclaim deed form online or print it. The steps below follow the order of the form.
Once the deed is signed and acknowledged, take it to the registry of deeds for the county or district where the land lies to record it.[2] Ask that registry what it needs from you before you go.
These questions come up most often when people transfer Massachusetts property with a quitclaim deed. The answers follow Sections 2, 4, 11 and 29 of Chapter 183 of the General Laws. They cover what the deed conveys, what the statutes require and where the deed is recorded.
A Massachusetts quitclaim deed passes the grantor's interest in the property to you. Under Section 2 of Chapter 183, a deed of quitclaim and release is sufficient to convey all the estate that could lawfully be conveyed by a deed of bargain and sale. You receive the interest the grantor held, and nothing beyond it.[1]
The statutes covered on this page set out four points.
Yes, a certificate of acknowledgment is needed before the deed is recorded. Under Section 29 of Chapter 183, no deed is recorded unless a certificate of its acknowledgment, or of the proof of its due execution, is endorsed on it or attached to it. The certificate is recorded in full with the deed.[4] Page 5 of the FormsPal form carries the notary acknowledgment.
You record it in the registry of deeds for the county or district where the land lies. Section 4 of Chapter 183 ties the validity of a conveyance against most people to that recording.[2] Ask the registry what it needs before you bring the signed and acknowledged deed.
Yes. FormsPal's Massachusetts quitclaim deed form is free to fill in online. When you finish, you can download it as a PDF, Word or OpenDocument file, then print it for signing and for the notary.
Page 2 of the FormsPal form says the property is quit claimed without covenant, representation or warranty of any kind, and subject to easements, liens and other matters of record or otherwise. Section 11 of Chapter 183 describes covenants for the statutory Quitclaim Deed form, quoted earlier on this page.[3] Read the wording on page 2 against that section before you sign.
Other Quitclaim Deed Forms by State
General information, not legal or tax advice.
