Can a quitclaim deed be e-signed?

Yes. Electronic signatures are generally valid under the federal ESIGN Act (15 U.S.C. ch. 96) and state UETA laws. Confirm county recorder acceptance for electronically submitted originals and whether the notary acknowledgement requires RON procedures.

Is notarization required in Nevada?

Yes. A notary acknowledgement is required for recording deeds in Nevada. Signatures must be acknowledged before a notary or executed via an authorized RON process where the county accepts electronic submissions.

Will a quitclaim deed guarantee clear title?

No. A quitclaim conveys only the grantor’s interest without warranty. For market sales or buyer protection, a warranty deed and title insurance are recommended to ensure clear, insurable title.

What if names don’t match county records?

Name mismatches commonly cause recording delays. Use the legal name shown in prior recorded instruments or provide affidavits/court documentation to reconcile name variations before recording.

How long until the deed is effective?

The deed is effective upon execution as stated in the document, but recording establishes priority against subsequent claims. Record promptly to protect the grantee’s position.

Can I revoke a quitclaim deed after recording?

Generally no. Once properly executed and recorded, a quitclaim deed is difficult to revoke unilaterally. Reversals typically require a subsequent instrument signed by the grantee or a court order.

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Nevada Quitclaim Deed

Nevada Quitclaim Deed

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NEVADA QUITCLAIM DEED

[Two (2) Individuals to Three (3) Individuals]

Control Number: NV-060-77

I. TIPS ON COMPLETING THE FORMS

The form(s) in this packet may contain “form fields” created using Microsoft Word or Adobe Acrobat (“.pdf” format). “Form fields” facilitate completion of the forms using your computer. They do not limit your ability to print the form “in blank” and complete with a typewriter or by hand.

It is also helpful to be able to see the location of the form fields. Go to the View menu, click on Toolbars, and then select Forms. This will open the Forms toolbar. Look for the button on the Forms toolbar that resembles a shaded letter “a”. Click this button and the form fields will be visible.

By clicking on the appropriate form field, you will be able to enter the needed information. In some instances, the form field and the line will disappear after information is entered. In other cases, it will not. The form was created to function in this manner.

II. DESIGNATING HOW THE GRANTEES WILL HOLD THE PROPERTY:

A. In the State of Nevada, real property can be held by more than one person (concurrent estates) in the following ways:

1. If the Grantees ARE NOT married to each other, they can hold the property as:

a. Tenants in Common: a type of concurrent estate in which each party owns an undivided interest in the property that will pass to their heirs when the tenant in common dies. Generally their shares are “equal” but may differ in size.

b. Joint Tenants with the Right of Survivorship (JTWROS): is a type of concurrent estate in which co-owners have a right of survivorship, meaning that if one owner dies, that owner's interest in the property will pass to the surviving owner or owners by operation of law, and avoiding probate.

2. If the Grantees ARE married to each other, they can hold the property as:

a. Tenants in Common – See above

b. Joint Tenants with the Right of Survivorship – See above

c. Community Property - a form of joint ownership of property between married individuals. When a married co-owner dies their share goes to their heirs as provided in their will or the laws of intestacy.

d. Community Property with the right of survivorship - a form of joint ownership of property between married individuals. When a married co-owner dies their share goes to the surviving spouse.

3. In the attached deed, the preparer will need to indicate how the Grantees will hold the property: as Tenants in Common; Joint Tenants with Right of Survivorship; community property or community property with the right of survivorship.

B. For additional information on the above see the definitions at: http://lawdigest.uslegal.com/

C. For example: “as Tenants in Common,”

III. DISCLAIMER

These materials were developed by U.S. Legal Forms, Inc. based upon statutes and forms for the State of Nevada. All information and Forms are subject to this Disclaimer:

All forms in this package are provided without any warranty, express or implied, as to their legal effect and completeness. Please use at your own risk. If you have a serious legal problem, we suggest that you consult an attorney in your state. U.S. Legal Forms, Inc. does not provide legal advice. The products offered by U.S. Legal Forms (USLF) are not a substitute for the advice of an attorney.

THESE MATERIALS ARE PROVIDED “AS IS” WITHOUT ANY EXPRESS OR IMPLIED WARRANTY OF ANY KIND INCLUDING WARRANTIES OF MERCHANTABILITY, NONINFRINGEMENT OF INTELLECTUAL PROPERTY, OR FITNESS FOR ANY PARTICULAR PURPOSE. IN NO EVENT SHALL U.S. LEGAL FORMS, INC. OR ITS AGENTS OR OFFICERS BE LIABLE FOR ANY DAMAGES WHATSOEVER (INCLUDING WITHOUT LIMITATION DAMAGES FOR LOSS OF PROFITS, BUSINESS INTERRUPTION, LOSS OF INFORMATION) ARISING OUT OF THE USE OF OR INABILITY TO USE THE MATERIALS, EVEN IF U.S. LEGAL FORMS, INC. HAS BEEN ADVISED OF THE POSSIBILITY OF SUCH DAMAGES.

APN #:

Recording Requested By:

Return Documents to:

Name:

Address:

City/State/Zip:

Send Tax Statements to:

Name:

Address:

City/State/Zip:

QUITCLAIM DEED

(Two Individuals to Three Individuals)

KNOW ALL MEN BY THESE PRESENTS THAT:

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,

GRANTORS: , and

do hereby quitclaim unto

GRANTEES: , , and , as

all the right, title, and interest in and to the following lands and property, together with all improvements located thereon, lying in the County of , State of Nevada, to-wit:

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

Legal Description:

Prior Instrument Reference: Instrument No. (10 Digit): / Book Page of the public records of the recorder of County, Nevada.

IN WITNESS WHEREOF, the Grantors have executed this Deed on the day and year set forth below.

Date:

(1st Grantor’s Signature)

Print or Type Name

Date:

(2nd Grantor’s Signature)

Print or Type Name

State of Nevada, County of

The foregoing instrument was acknowledged before me on , by .

(Seal)

My Commission Expires:

Notary Public, State of

Print or Type Name

Names and address of the Grantors:

Name:

Address:

City/State/Zip:

Name:

Address:

City/State/Zip:

Names and address of the Grantees:

Name:

Address:

City/State/Zip:

Name:

Address:

City/State/Zip:

Name:

Address:

City/State/Zip:

Exhibit A

Grantors:

Grantees:

Legal Description:

What a Nevada Quitclaim Deed Is and when it’s used

A Nevada Quitclaim Deed is a real estate conveyance document that transfers whatever interest the grantor has in a parcel to a grantee without warranty of title. It is commonly used for transfers between family members, to clear clouds on title, to remove or add an owner, or to transfer property into or out of trusts. In Nevada the deed must include the parties, a clear legal description, a statement of consideration, the grantor’s signature and a notary acknowledgement before it can be recorded with the county recorder to give public notice of the transfer.

Why a quitclaim deed is practical in Nevada

A quitclaim deed provides a simple, fast method to transfer or release interests without title warranties; it reduces paperwork for intra-family transfers and title-correction scenarios while relying on clear identification and recording to protect grantee rights.

Common parties who complete Nevada quitclaim deeds

Use appropriate legal review for high-risk transfers; a quitclaim deed is efficient for low-risk, internal, or corrective conveyances but does not replace a warranty deed when buyer protection is required.

Homeowners transferring property among family members, divorcing spouses, or into/out of trusts for estate planning.
Title companies, escrow officers, and real estate attorneys preparing deeds to clear clouds or reconcile ownership.
Lenders, lessors, and businesses when resolving ownership interests or making administrative transfers.

Essential elements included in a Nevada Quitclaim Deed

A professional quitclaim deed for Nevada contains distinct, auditable sections so the recorder and future title examiners can confirm the transfer. Each element helps establish the parties, the subject property, the scope of interest transferred, and proper authentication.

Grantor Identification

Full legal name of the person or entity releasing interest; match to government ID or corporate formation records to avoid rejection by the recorder.

Grantee Identification

Full legal name of the recipient, including entity type (individual, trustee, LLC); consistency with title insurance and county records reduces title-search friction.

Consideration

State the consideration amount or a nominal phrase (e.g., 'for love and affection' or a dollar amount). Some counties require a value for transfer tax forms.

Legal Description

Complete metes-and-bounds or assessor parcel number (APN). A street address alone is insufficient; use the recorded legal description to avoid recording rejection.

Habendum/Granting Clause

Clear language stating the grantor quitclaims all interest to the grantee; concise wording avoids ambiguity about scope of transfer.

Notary Acknowledgement

Signature block acknowledged before a notary public (or RON where allowed) with notary seal and date required for county recording.

Step-by-step: prepare, sign, notarize, and record

Follow these sequential steps to complete and record a Nevada Quitclaim Deed correctly; missing items often cause recording delays or title issues.

01

Prepare Deed: Draft with full names, legal description, consideration, and the quitclaim granting clause.
02

Review Title: Confirm ownership and any liens with a preliminary title search or title company review.
03

Sign Before Notary: Grantor signs in the notary’s presence; notary completes acknowledgement and affixes seal.
04

Record with County: Submit the original, signed deed to the county recorder with applicable fees and transfer tax forms.

Where to submit and how recording works in Nevada

Recording a deed creates public notice of ownership changes and protects the grantee’s interest against later claims; Nevada records deeds at the county level where the property is located.

County Recorder: File the original signed, notarized deed in the recorder’s office for the county containing the property.
Title Company: Provide a copy to your title company or escrow agent so they can update title records and issue insurance endorsements if needed.
Grantee Delivery: Request a certified copy or recorded stub; grantee should retain the recorded deed for estate and tax records.
eRecording Options: Many Nevada counties accept eRecording through approved vendors; confirm county acceptance before submitting electronically.

Digital signing and file formats for quitclaim deeds

Use platforms that produce a tamper-evident signed PDF, record audit trails, and integrate with eRecording services; verify county-specific electronic acceptance rules before relying on e-submission.

Supported Formats: PDF or PDF/A for submission
Integration Needs: Connect to title systems or cloud storage
Authentication: Two-factor or RON identity proofing

Timing and processing expectations for recording

While there is no statutory 'deadline' to record a quitclaim deed, prompt recording preserves priority and notice; county processing times and tax reporting obligations vary.

Record Promptly:

Record as soon as practicable to protect grantee priority

County Processing:

Processing ranges from same-day to several weeks depending on county workload

Transfer/Document Tax:

Some transfers require local transfer tax or declaration forms at recording

RON Recordings:

RON sessions may require retention of A/V and KBA per state law

Tax Year Reporting:

Consider recording date vs tax reporting year for property tax or sale reporting

Frequent errors that slow or invalidate recording

Incomplete legal description or incorrect APN.
Signing before notarization or wrong notary language.
Mismatched grantor or grantee names with county records.
Failing to submit required transfer tax or declaration forms.

Risks and consequences of an improperly prepared deed

Recording Rejection: Requires re-execution and re-filing

Title Defect: May leave grantee with uninsurable interest

Tax Exposure: Transfer tax or disclosure penalties possible

Fraud Risk: Invalid signatures can trigger legal challenges

Name Mismatch: Causes delays and additional costs

Notarization Failure: Deed may be void for recording

Practical scenarios where a Nevada Quitclaim Deed is used

Two representative use cases illustrate typical applications and the practical considerations that follow execution and recording.

Family Transfer

A parent transfers property to an adult child to simplify estate administration and avoid probate

The deed is executed before a notary and recorded in the county recorder’s office
After recording the grantee updates title insurance and notifies the county assessor for property-tax records and future transactions.

Title Clean-up

An owner signs a quitclaim to remove an ex-spouse after divorce to clear a cloud on title

The deed includes precise legal description and consideration language
The recorded deed enables the title company to clear exceptions and issue an updated title policy for subsequent sale.

Representative roles who sign or manage the deed

Grantor — Homeowner

A homeowner executing a quitclaim deed typically signs in the presence of a notary, provides proof of identity, and confirms the exact legal description. They are advised to verify consideration amounts and whether title insurance implications require additional disclosures or endorsements.

Title Agent — Escrow Officer

A title or escrow officer prepares recording documents, confirms legal description accuracy, calculates transfer taxes, and submits the deed to the county recorder. The agent also coordinates with the grantee to obtain recorded copies and resolve any title exceptions.

Key milestones from drafting to recorded deed

Follow this sequential milestone list to track critical events and ensure the deed becomes effective and publicly recorded.

01

Drafting Complete

Prepare deed with full names, legal description, and consideration.

02

Execution & Notarization

Grantor signs in notary presence and notary completes acknowledgement.

03

Recording Submission

Submit original deed and pay applicable county recording fees.

04

Recorded Return

Obtain recorded copy or stamp and distribute to grantee and title insurer.

How a quitclaim deed differs from similar conveyance documents

Compare quitclaim deeds with warranty deeds and grant deeds to understand risk allocation and typical use cases.

Criteria	Quitclaim Deed	Warranty Deed
Seller Warranty
Common Use	family/corrective transfers	market sales
Title Protection	limited	broad
Title Insurance Impact	possible exceptions	standard coverage

eSignature vendor comparison for executing and notarizing deeds

Comparing entry price and key capabilities helps choose an eSignature provider that supports notarization, audit trails, and HIPAA or other compliance where required.

	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	Yes, 7-day free trial	No	No	Yes, limited	Yes, limited
Bulk Send	Yes	Yes	Yes	Yes	No
Audit Trail	Yes	Yes	Yes	Yes	Yes
Envelope Cap	No cap	100 envelopes/user/year	Varies by plan	Varies by plan	Varies by plan

Common questions about Nevada Quitclaim Deeds

Answers to frequent practical questions about validity, recording, notarization, and electronic execution for Nevada quitclaim deeds.

Need help? Contact support

Can a quitclaim deed be e-signed?
Yes. Electronic signatures are generally valid under the federal ESIGN Act (15 U.S.C. ch. 96) and state UETA laws. Confirm county recorder acceptance for electronically submitted originals and whether the notary acknowledgement requires RON procedures.
Is notarization required in Nevada?
Yes. A notary acknowledgement is required for recording deeds in Nevada. Signatures must be acknowledged before a notary or executed via an authorized RON process where the county accepts electronic submissions.
Will a quitclaim deed guarantee clear title?
No. A quitclaim conveys only the grantor’s interest without warranty. For market sales or buyer protection, a warranty deed and title insurance are recommended to ensure clear, insurable title.
What if names don’t match county records?
Name mismatches commonly cause recording delays. Use the legal name shown in prior recorded instruments or provide affidavits/court documentation to reconcile name variations before recording.
How long until the deed is effective?
The deed is effective upon execution as stated in the document, but recording establishes priority against subsequent claims. Record promptly to protect the grantee’s position.
Can I revoke a quitclaim deed after recording?
Generally no. Once properly executed and recorded, a quitclaim deed is difficult to revoke unilaterally. Reversals typically require a subsequent instrument signed by the grantee or a court order.

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