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Mississippi Quitclaim Deed

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QUITCLAIM DEED

Prepared by:

Return to:

State of Mississippi

County of Judicial District

QUITCLAIM DEED
(Husband and Wife to Corporation)

FOR VALUABLE CONSIDERATION OF TEN DOLLARS ($10.00), and other good and valuable consideration, cash in hand paid, the receipt and sufficiency of which is hereby acknowledged,

Name:

Address:

City/State/Zip:

Telephone:

Name:

Address:

City/State/Zip:

Telephone:

Husband and Wife, hereinafter referred to as “Grantors”, do hereby convey and quitclaim unto

Name:

Address:

City/State/Zip:

Telephone:

a Corporation organized under the laws of the state of hereinafter “Grantee”, the

following described real property situated and located in the Judicial District of

County, Mississippi, more particularly and certainly described as follows:

See Legal Description Attached as Exhibit A incorporated by reference as though set forth in full, or

Legal Description:

Indexing Instructions:

LESS AND EXCEPT all oil, gas and minerals, on and under the above described property owned by Grantors, if any, which are reserved by Grantors.

This conveyance is subject to all easements, roadways, servitudes, restrictive covenants and oil, gas and other mineral reservations, exceptions, conveyances and leases of record or obvious on reasonable inspection of the subject property.

Ad valorem taxes as of the date of sale have been prorated between Grantors and Grantee and are assumed by Grantee herein.

Date:

First Grantor

Type or Print Name

STATE OF

COUNTY OF

Personally appeared before me, the undersigned authority in and for said county and state, on this

day of within my jurisdiction, the within named

who acknowledged that (he/she/they) executed the above and

foregoing instrument.

Notary Public

Printed Name:

My Commission Expires:

Date:

Second Grantor

Type or Print Name

STATE OF

COUNTY OF

Personally appeared before me, the undersigned authority in and for said county and state, on this

day of within my jurisdiction, the within named

who acknowledged that (he/she/they) executed the above and

foregoing instrument.

Notary Public

Printed Name:

My Commission Expires:

EXHIBIT A

(Attach legal description here if checked above)

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What the Mississippi Quitclaim Deed Is and when it’s used

A Mississippi Quitclaim Deed is a legal instrument that transfers whatever ownership interest the grantor has in a parcel of real property to the grantee without making warranties or guarantees about title. It is commonly used to clear clouds on title, transfer property between family members, effect intra-family or intra-entity transfers, or remove a spouse from title after divorce. The deed must identify the parties, contain an adequate legal description of the property, be signed by the grantor, acknowledged before a notary, and recorded at the county land records office to provide public notice.

Why a Quitclaim Deed is a practical option for certain transfers

A quitclaim deed provides a fast, low-cost way to move a property interest without a warranty of title; it is useful for transfers where parties know the title history or where a full title warranty is unnecessary. It reduces negotiation complexity, can simplify probate or family transfers, and avoids the full covenants of a warranty deed while still allowing the grantee to take possession and record the change.

Why a Quitclaim Deed is a practical option for certain transfers

Who commonly prepares or receives a Mississippi Quitclaim Deed

Typical parties include private individuals, family members, small business owners, and attorneys handling non-sale transfers.

  • Homeowners transferring interest to relatives or trusts for estate planning purposes
  • Spouses or ex-spouses clearing a former spouse from title after divorce or settlement
  • Property owners fixing title issues discovered during title searches

The deed is not usually used for arm's-length sales where buyer protections are needed; in those cases a warranty deed is preferred.

Who can sign and why their role matters

Grantor

The person or entity conveying their interest. The grantor must have authority to transfer the interest and must sign the deed in front of a notary to create a recordable legal instrument.

Grantee

The recipient of the interest. The grantee’s name and address should match post-recording expectations for tax and title records, and the grantee should verify the legal description and recording after submission.

Essential data to include on the deed

Grantor Name: Full legal name
Grantee Name: Full legal name
Legal Description: Complete survey description
Consideration: Monetary amount or nominal value
Effective Date: MM/DD/YYYY format
Notary Acknowledgement: Signed and stamped

Step-by-step: completing and recording a Mississippi Quitclaim Deed

Follow these sequential steps to prepare, sign, notarize, and record the deed so the transfer appears in public land records.

  • 01
    Prepare Deed: Complete names and legal description accurately.
  • 02
    Sign: Grantor signs before a notary public.
  • 03
    Notarize: Notary completes acknowledgement and seals document.
  • 04
    Record: Submit to county recorder where property is located.

Typical digital workflow settings for online completion

Configure the digital workflow to match Mississippi recording and notarization expectations before sending documents for signature.

Field Configuration
Signer Authentication Email + SMS code recommended
Notary Handling Enable RON if permitted; otherwise schedule in-person notary
Save Format PDF/A for archival and recorder compatibility
Delivery Return signed copy to grantee and grantor

Where to file and who receives copies after recording

Recording establishes public notice; send the recorded deed to appropriate stakeholders to update title and tax records.

  • County Recorder: Record original deed in county where property is located.
  • Grantee Copy: Provide recorded copy to the grantee for their records.
  • Title Company: Send copy when clearing title or updating insurance.
  • Tax Assessor: Confirm parcel ownership for property tax purposes.

Key technical and format requirements for e-execution and submission

Use PDF/A or standard PDF formats and preserve notarization metadata to ensure recorder acceptance.

  • File Formats: PDF/A or PDF recommended
  • Signatures: Visible signature and audit trail
  • Integrations: Cloud storage and title systems

Confirm county recorder acceptance for electronic documents and retain original recorded copy; integrate with your document management system for retention and audit.

Timing considerations and recommended actions

There is no statutory filing deadline for quitclaim deeds, but timely recording is important to protect priority and public notice.

Record Promptly:

Record as soon as possible to protect priority

Tax Assessment Update:

Allow several weeks for assessor updates

Mortgage Notice:

Notify mortgagee if required by loan terms

Title Insurance:

Inform insurer to update policy records

Chain of Title:

Recording prevents future boundary or ownership disputes

Common mistakes to avoid when preparing a quitclaim deed

  • Using a street address instead of the complete legal description, which can make the deed unrecordable or ambiguous.
  • Failing to notarize the grantor's signature or using an improper acknowledgement that the county recorder will reject.
  • Mismatching grantor or grantee names with official ID or formation documents, causing delays in recording and title problems.
  • Recording a quitclaim deed while an existing lien or mortgage remains undisclosed, which can impact priority and title insurance.

Consequences and legal risks of an incorrect or incomplete deed

Recording Rejection: Deed may be returned unrecorded
Title Defect: Clouds on title persist
Tax Liability: Unreported transfer may affect taxes
Insurance Issues: Title insurer may deny coverage
Boundary Disputes: Ambiguous legal description triggers litigation
Fraud Risk: Forged signatures create criminal exposure

Core elements that make a professional Mississippi Quitclaim Deed

A professionally prepared quitclaim deed includes six elements that ensure clarity, authority, and recordability.

Grantor Identification

Full legal name with capacity and, if applicable, entity authority documentation to show right to convey.

Grantee Identification

Full legal name and mailing address for post-recording notices and tax assessment updates.

Consideration Clause

Clear statement of consideration, such as a nominal dollar amount or specific value, to evidence intent to convey.

Legal Property Description

Complete metes-and-bounds or recorded plat reference copied from prior recorded instrument to avoid ambiguity.

Signature Block

Grantor signature executed in presence of notary; include printed names and titles for entities.

Notary Acknowledgement

State-approved acknowledgement language, notary stamp, and commission expiration to satisfy recorder requirements.

Supporting documents and export formats to include

Attach supporting items and choose durable file formats to facilitate recording, title review, and long-term storage.

Exhibit A

Include a separate Exhibit A with the full legal description or survey to avoid truncation or formatting errors on the main page.

Title Search

Attach recent title search or chain-of-title summary when available to document prior ownership and known encumbrances.

Entity Documents

For corporate or LLC grantors, include resolution or certificate of authority showing signatory authority to convey.

File Export

Save and transmit as PDF/A for archival compatibility; retain a copy in native format for edits if needed.

Practical tips to prepare a recordable, defensible deed

Follow these practices to minimize title risk, recording delays, and downstream disputes.

Verify Names and Authority
Confirm the grantor’s exact legal name and that any signing entity has a board resolution or authorization; mismatches cause recording rejections and title challenges.
Use Exact Legal Descriptions
Copy the legal description from the last recorded deed or survey; do not rely solely on street addresses or informal descriptions when preparing the deed.
Coordinate with Title Professionals
If the transfer affects mortgage, escrow, or title insurance, coordinate with the title company or lender to ensure the deed meets their underwriting requirements.
Keep Clear Delivery Records
Retain proof of delivery and recorded copies for both parties and update tax assessor records promptly to avoid future liability or confusion.

Key milestones from execution to final recording

Track these stages to confirm the deed moves from signature to public record without unnecessary delay.

01

Execution

Grantor signs and notarizes the deed.

02

Submission

Deliver original to county recorder for recording.

03

Recording

Recorder stamps and files the deed in the land records.

04

Distribution

Return stamped copy to grantee and update title/tax records.

Real-world examples of how a Mississippi Quitclaim Deed is used

Two concise scenarios show common, appropriate uses of a quitclaim deed and the practical outcomes they produce.

Family Transfer

An elderly parent transfers a house to a child for estate consolidation and tax simplicity

  • Transfer uses nominal consideration to evidence intent
  • After notarization and recording, the child receives a recorded deed used to update tax records and avoid probate complications.

Title Clarification

A quitclaim corrects a name error detected during a pending sale closing

  • Parties execute quickly to clear the cloud on title
  • The recorded quitclaim allows the title company to close the sale with a clean chain of title and issue insurance without extended delay.

eSignature vendor pricing and capability snapshot for deed execution workflows

Compare common eSignature plans and capabilities for executing and managing deeds; signNow is listed first per platform comparison conventions.

signNow DocuSign Adobe Sign PandaDoc HelloSign
Starting Price $8/user/mo $15/user/mo $14/user/mo $19/user/mo $15/user/mo
Free Trial 7-day free trial Trial varies Trial varies Trial varies Trial varies
Bulk Send Yes Yes Yes Yes No
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes Yes Yes No No

Frequently asked questions about Mississippi Quitclaim Deeds

Answers to common questions about use, validity, notarization, recording, and alternatives when stronger title protections are required.


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