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i received the viewer question from gina based on one of my older videos the dangers of quit claim deeds gina asks let's say i buy a foreclosure from one of these auction houses and i get a quitclaim deed what's the necessary steps to change to a warranty deed i'm going to give you and all my viewers the answer to that one gina and that's the topic of this video [Music] hello again everyone i'm attorney robert flesses if you haven't subscribed to my channel yet now may be the time if you subscribe you'll know where to go to get answers to your legal questions so gina asks a good question she's basically asking how do i turn an apple into a banana does anyone out there know the answer bueller bueller well the answer is you can't when you purchase real estate and receive a quit claim deed from the seller the seller is only giving you the right title and interest that they had at the time of the sale you don't get anything else besides that interest so in other words you can't convert an apple to a banana you can't change the quitclaim deed that you got and turn it into a warranty deed now if gina sells the property she can give her buyer a warranty deed but i wouldn't advise that you'd want to convey the property via another quit claim deed but you can transfer the property via warranty deed if you want to it would be very prudent for you though to do one very important thing first you would check the property title record with the local county registered deeds office or whatever they call that office where you live checking a property out before you purchase or sell it is important you want to make sure that you know if any title defects exist well what kinds of clouds could possibly affect a property the big clouds on title are mortgages judgments building code violations or a liz pendants to name a few checking the title before you purchase a property is very important you want to know exactly what you're getting and you have to be careful with auctions or sheriff's sales in foreclosures the clouds of the title may already be judicially removed by a court order but you don't know that unless you check their record this can be done by obtaining the services of a local title insurance company if you're in the business of buying properties on a regular basis you want to find a title company that will help you in this regard i'm sure that many of you out there that flip properties already do that or you could try checking the title on your own at the register of diet's office but i wouldn't recommend that you do that unless you know what you're doing well turning an apple into a banana can't be done but eating it is probably really delicious i'm attorney robert flesses thanks for watching and i'll see you in the next video [Music]