Is a quitclaim deed valid in Florida?

Yes. Quitclaim deeds are valid conveyances in Florida when properly executed, witnessed, and notarized. They transfer the grantor's present interest without warranty. Because they provide no title guarantees, grantees should consider a title search or insurance to address prior defects.

Do I need witnesses and a notary?

Florida recording typically requires notarization and two witnesses for deeds. The grantor must sign before the notary; witness requirements help create a self-proving record for the county recorder. Confirm county-specific practices before filing.

Can I use e-signatures for a quitclaim deed?

Electronic signatures may be permissible under ESIGN (15 U.S.C. ch. 96) and UETA, but Florida still requires notarization and county acceptance for recorded deeds. Remote online notarization (RON) may be available; verify state and county notary rules before relying on an e-only workflow.

What are typical recording fees and taxes?

Recording fees vary by county; documentary stamp taxes may apply on conveyances. Typical recording fees range from $25–$50 and notary fees $5–$15. Consult the county recorder and tax assessor for exact amounts before submission.

Will a quitclaim remove title defects?

No. A quitclaim conveys whatever interest the grantor holds but does not cure prior defects. Clearing title often requires curative documents, a quiet title action, or title insurance to protect the grantee against prior claims.

How to correct errors after recording?

Prepare a corrective instrument (often another quitclaim or corrective affidavit), reference the original recording number, execute and notarize it, and record it. For substantive errors consult an attorney to avoid adverse title or tax consequences.

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Florida Quitclaim Deed

Florida Quitclaim Deed

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What a Florida Quitclaim Deed Is and When It’s Used

Florida Quitclaim Deed transfers whatever right, title, or interest a grantor has in real property to a grantee without warranties or guarantees of title. It is commonly used for intra-family transfers, clearing title between parties, marital transfers, or to remove an ex-spouse from property records. Because the deed conveys only the grantor’s present interest, it does not protect the grantee against prior defects. In Florida the deed must be executed, witnessed, and notarized per state law before recording at the county clerk’s office.

Why a Quitclaim Deed Can Be the Right Tool

A Florida Quitclaim Deed provides a fast, lower-cost method to transfer property interests where the grantor’s title history is not being warranted. It simplifies transfers, corrects record issues, and finalizes intra-family or divorce-related conveyances where warranty protection is unnecessary.

Who Typically Prepares or Signs This Deed

Typical users who prepare or sign a Florida Quitclaim Deed include family members, co-owners, divorcing spouses, and title correction applicants.

Individual property owners transferring interests to relatives or trusts without providing title warranty.
Ex-spouses removing names from deeds as part of a divorce property settlement.
Sellers clearing minor title defects or transferring encumbered interests between co-owners.

Step-by-Step: Complete and Record a Quitclaim Deed

Follow these sequential steps to complete, notarize, and record a Florida Quitclaim Deed accurately in the appropriate county.

01

Prepare Deed: Insert grantor and grantee names, legal description, and consideration text.
02

Sign & Notarize: Grantor signs before a Florida notary; include witnesses when required.
03

Record Deed: Submit the original deed to the county recorder along with the recording fee.
04

Obtain Copies: Keep certified copies and update tax or insurance records as applicable.

Core Elements of a Professional Florida Quitclaim Deed

Essential components of a professional Florida Quitclaim Deed define parties, property, consideration, execution, and recording to ensure legal sufficiency and accurate public records.

Grantor and Grantee

Full legal names and mailing addresses for both grantor and grantee; include entity type when a party is a corporation, LLC, or trust to avoid ambiguity.

Legal Description

The metes-and-bounds or recorded subdivision description must match county records exactly; an incomplete description can cause rejection or a cloud on title.

Consideration Clause

State the amount paid or recite nominal consideration language; be specific when consideration affects tax treatment or homestead claims.

Habendum Clause

When applicable, include language describing the extent of interest conveyed; quitclaim deeds typically grant present interest with no warranties.

Execution Block

Signature lines, printed names, dates, and a notary acknowledgment formatted per Florida recording requirements are required for acceptance.

Recording Instructions

Specify county recording information and the return address; include documentary stamp or other tax instructions when applicable.

Security and Compliance Considerations

Electronic Signatures: Complies with ESIGN and UETA statutes.

Notary Acknowledgment: Florida requires notarization for recording.

Witness Requirement: Two witnesses required in Florida for deed recording.

File Format: Save signed deed as PDF/A for preservation.

Encryption: TLS 1.2/1.3 in transit; AES-256 at rest.

Audit Trail: Document history, timestamps, and signer evidence retained.

Risks and Consequences of Errors

Recording Rejection: Incorrect description may be rejected.

Tax Consequences: Transfer taxes or documentary stamps may be owed.

No Title Warranty: Grantee bears prior title defects.

Fraud Risk: Insufficient identity verification invites fraud.

Mortgage Liens: Existing liens remain attached to the property.

Boundary Disputes: Deed may not resolve survey or boundary issues.

Technical Requirements for Electronic Completion and Delivery

Electronic workflows for a Florida Quitclaim Deed should support PDF signing, secure notarization where allowed, and integrations with title or document management systems.

Integrations: Salesforce, NetSuite, Box, Google Workspace
File Formats: PDF, Word DOCX, TIFF supported
Authentication: Email, SMS, KBA, and two-factor options

eSignature Pricing and Capabilities for Deed Workflows

Compare typical eSignature plan criteria relevant for executing and storing Florida Quitclaim Deeds, focusing on price, compliance, and sending limits.

	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 trial	Varies by plan	Varies by plan	Varies by plan	Varies by plan
Bulk Send	Yes (Business Premium)	Varies by plan	Varies by plan	Varies by plan	Varies by plan
Audit Trail	Yes	Yes	Yes	Yes	Yes
HIPAA Compliant	Yes	Yes	Yes	No	No
Envelope Cap	No envelope cap	100 envelopes/user/year	Varies by plan	Varies by plan	Varies by plan

Typical Digital Workflow for a Florida Quitclaim Deed

Typical workflow to prepare, sign, notarize, and record a Florida Quitclaim Deed using electronic tools.

Upload Document: Start with a prepared deed PDF or DOCX.
Place Fields: Add signature, date, and notary blocks.
Authenticate Signers: Use email, SMS, or stronger ID verification.
Record and Distribute: Record at county clerk and share certified copies.

Practical Tips to Avoid Recording Problems

Practical tips to reduce recording issues and protect parties when preparing a Florida Quitclaim Deed.

Verify Legal Names

Confirm grantor and grantee names match government ID and county records; mismatched names can prevent recording and complicate title insurance. For entities include exact corporate or trust names and signer authority to avoid rejection.

Use Exact Legal Description

Obtain the recorded legal description from the current deed or county parcel records; avoid street addresses alone. A precise description prevents ambiguity, assists title searches, and reduces the risk of recording rejection or title clouding.

Confirm Notary Requirements

Florida deeds require notarization and typically two witnesses for recording; confirm county recorder requirements and whether remote online notarization (RON) is accepted before relying on e-signature-only workflows.

Retain Recorded Copies

After recording, keep certified copies and update mortgage or tax records as needed; retain originals or verified copies for at least three years and longer when tax or title disputes are possible.

Use Cases: When a Quitclaim Deed Solves the Problem

Representative use cases show how Florida Quitclaim Deeds resolve title issues and facilitate transfers without warranty obligations.

Family Transfer

A parent transfers a beach condo interest to an adult child to simplify estate planning and avoid probate for a single-unit property.

Quitclaim conveys present interest without title warranties.
The family records the deed in the county, updates tax billing and insurance, and acknowledges that title insurance may require further underwriting.

Divorce Settlement

During a divorce, one spouse conveys their interest in the marital home to the other as part of the property settlement to reflect ownership changes post-judgment.

Used to simplify title transfer post-divorce.
The deed is executed, notarized, and recorded; mortgages may remain and parties should confirm lender requirements and consider additional indemnity documents.

Key Deadlines and Timing Expectations

Key deadlines and typical timelines when executing, notarizing, and recording a Florida Quitclaim Deed to complete transfer formally.

Execution Date:

Enter MM/DD/YYYY on the deed.

Notarization Window:

Sign in front of the notary at time of execution.

Recording Time:

County recording often processed same day to a few business days.

Tax and Stamp Filing:

Documentary stamp taxes may apply on conveyances; verify county rates.

Public Notice:

Recording creates public notice; priority typically runs from the recording date.

Frequently Asked Questions and Troubleshooting

Answers to common questions about executing, notarizing, and recording a Florida Quitclaim Deed as well as electronic signing and corrective steps.

Need help? Contact support

Is a quitclaim deed valid in Florida?
Yes. Quitclaim deeds are valid conveyances in Florida when properly executed, witnessed, and notarized. They transfer the grantor's present interest without warranty. Because they provide no title guarantees, grantees should consider a title search or insurance to address prior defects.
Do I need witnesses and a notary?
Florida recording typically requires notarization and two witnesses for deeds. The grantor must sign before the notary; witness requirements help create a self-proving record for the county recorder. Confirm county-specific practices before filing.
Can I use e-signatures for a quitclaim deed?
Electronic signatures may be permissible under ESIGN (15 U.S.C. ch. 96) and UETA, but Florida still requires notarization and county acceptance for recorded deeds. Remote online notarization (RON) may be available; verify state and county notary rules before relying on an e-only workflow.
What are typical recording fees and taxes?
Recording fees vary by county; documentary stamp taxes may apply on conveyances. Typical recording fees range from $25–$50 and notary fees $5–$15. Consult the county recorder and tax assessor for exact amounts before submission.
Will a quitclaim remove title defects?
No. A quitclaim conveys whatever interest the grantor holds but does not cure prior defects. Clearing title often requires curative documents, a quiet title action, or title insurance to protect the grantee against prior claims.
How to correct errors after recording?
Prepare a corrective instrument (often another quitclaim or corrective affidavit), reference the original recording number, execute and notarize it, and record it. For substantive errors consult an attorney to avoid adverse title or tax consequences.

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