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Quit Claim Deed

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QUITCLAIM DEED

Prepared by and Return to:



QUITCLAIM DEED

(Two Individuals to Individual)

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, and hereinafter referred to as "Grantors", do hereby convey, grant, bargain, sell, and quitclaim unto hereinafter “Grantee”, the following lands and property, together with all improvements located thereon, lying in the County of State of Nebraska, to-wit:

See attached Exhibit A incorporated herein by reference as though set forth in full

Legal Description:

Prior instrument reference: Book Page Document No. of the Recorder of County, Nebraska.

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.

SUBJECT to all easements, rights-of-way, protective covenants and mineral reservations of record, if any.

TO HAVE AND TO HOLD same unto Grantee, and unto Grantee's assigns forever, with all appurtenances thereunto belonging.

WITNESS Grantors hands this the day of , 20

(1st Grantor's Signature)

(2nd Grantor's Signature)

STATE OF

COUNTY OF

The foregoing instrument was acknowledged before me this (date) by .

Notary Public

Serial Number, if any:

Type or Print Name

STATE OF

COUNTY OF

The foregoing instrument was acknowledged before me this (date) by .

Notary Public

Serial Number, if any:

Type or Print Name

Grantor(s) Name, Address, phone:

Grantee(s) Name, Address, phone:

Prepare by and, after recording,

Return to:

SEND TAX STATEMENTS TO GRANTEE

EXHIBIT A

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What a Quit Claim Deed Does

A Quit Claim Deed transfers whatever interest the grantor has in a parcel of real property to the grantee without warranties or guarantees about title. It is commonly used for intra-family transfers, divorce settlements, clearing minor title clouds, or changing names on title when no new consideration is paid. Because the deed makes no assertions about the quality of title, it provides limited protection to the grantee compared with a warranty deed. Proper execution, notarization, and recording are required to give public notice.

When a Quit Claim Deed Makes Sense

Use a Quit Claim Deed when you need a fast, low-cost transfer of any existing ownership interest and title guarantees are unnecessary or impractical. It streamlines intra-family transfers, administrative changes after divorce or death, and simple curative actions where parties agree on the transfer and are willing to accept title 'as is.'

When a Quit Claim Deed Makes Sense

Common Parties and Situations

Typical users include property owners, family members, divorcing spouses, trustees, and parties resolving title where quick transfers are needed.

  • Real estate attorneys handling intra-family transfers and title curative actions.
  • Homeowners updating recorded ownership names after marriage, divorce, death, or probate administration.
  • Title companies and lenders requesting clarifying instruments during closings or post-closing corrections.

Core Elements of a Complete Quit Claim Deed

A professional Quit Claim Deed contains precise grantor and grantee identification, the legal property description, clear conveyance language, consideration language when applicable, notary acknowledgement, and a reserved area for recorder stamps and filing details.

Parties

Name each party using full legal names as they appear on government identification; include marital or entity status to prevent ambiguity and ensure the recorder can match records accurately.

Property Description

Provide the legal description from the current deed or county record, including lot, block, subdivision, and assessor parcel number (APN); avoid informal addresses alone to ensure accurate recording.

Conveyance Clause

Use clear transfer language such as 'grant, remise, release and quitclaim' to indicate the grantor conveys any present interest without warranty; specify any consideration if applicable.

Consideration

State the monetary amount or nominal consideration (e.g., $1) if applicable, or indicate 'for love and affection' when between family members; clarity prevents recording errors.

Notary Acknowledgement

Include a notary block with venue (state and county), notary signature, seal space, and the date; many jurisdictions require notarization before recording to accept the deed.

Recording Block

Reserve a margin or dedicated area for county recorder stamps, recording number, date, and book/page or instrument number so subsequent searches reflect the recording metadata.

Essential Data Elements to Include

Grantor Name: Enter full legal name exactly as ID.
Grantee Name: Enter full legal name and contact.
Property Address: Street, city, state, ZIP and APN.
Legal Description: Use recorded deed description, not mailing address.
Consideration: Specify amount or 'love and affection'.
Execution Date: MM/DD/YYYY format; date of signing.

Step-by-Step: Prepare, Notarize, and Record

Follow these steps to complete and record a Quit Claim Deed accurately and minimize recording delays.

  • 01
    Gather Documents: Obtain current deed, legal description, and ID for all parties.
  • 02
    Draft Deed: Populate parties, property description, consideration, and conveyance language.
  • 03
    Notarize: Sign before a notary public and include venue and date.
  • 04
    Record: Submit to county recorder with required recording fee.

Setting Up an Online Quit Claim Deed Workflow

Configure your online Quit Claim Deed workflow to enforce signer identity, automate fields, and record audit trails for legal compliance.

Field Configuration
Signer Authentication Email or SMS code authentication
Signature Field Type Drawn, typed, uploaded image accepted
Conditional Notary Block Display when checkbox indicates required
Audit Trail & Certificate Capture IP, timestamp, and signed PDF

Technical Requirements for eSigning and eFiling

For eSigning and eSubmission, confirm platform compatibility, signer authentication, and file format requirements before uploading a Quit Claim Deed.

  • File Formats: Support for PDF and DOCX uploads
  • Integrations: Integrates with Salesforce, NetSuite, Google Workspace
  • Authentication: Email, SMS, or advanced KBA

Where to File and How Recording Works

Recording a Quit Claim Deed typically involves preparing the document, notarization, payment of recording fees, and submission to the county recorder where the property is located.

  • Prepare Document: Complete deed with accurate legal description.
  • Notarize Document: Sign in front of an authorized notary public.
  • Pay Fees: Include county recording fee and any transfer taxes.
  • Submit to Recorder: File at county recorder office or electronically via RON.

Timing Considerations and Typical Processing Windows

Key timing considerations for Quit Claim Deed processing include notarization windows, county recording schedules, and any mortgage or tax reporting deadlines.

Notarization and Venue Timing Requirements:

Signers should appear within the notary's commission limits on the execution date.

County Recorder Processing and Turnaround:

Recording times vary by county; expect 1–10 business days or longer.

Remote Online Notarization Availability and Rules:

RON acceptance differs by state; verify state notary laws before e-notarizing.

Recording Fees, Transfer Taxes, and Costs:

Fees depend on county; transfer tax may apply in some jurisdictions.

Execution Effective Date versus Recorder Date:

The deed is effective when signed; recording gives public notice and priority.

Common Preparation Mistakes to Avoid

  • Using an informal property description or street address alone frequently causes county recorder rejection and requires a corrected deed with associated fees and delays.
  • Failing to notarize a Quit Claim Deed prior to filing makes the county refuse recording in most jurisdictions, leaving the conveyance outside public record.
  • Mismatched names, omitted suffixes, or incorrect legal descriptions can create title defects and may force a quiet title action to clear ownership.
  • Assuming warranty protections exist: Quit Claim Deeds convey no warranties and therefore do not protect grantees from existing liens or adverse claims.

Risks and Potential Consequences

Invalid Transfer: Deed may be void
Title Defect: Existing liens remain attached
Tax Consequences: Gift tax or reassessment risk
Recording Delays: Missed recordings cause priority loss
Fraud Liability: Potential civil and criminal liability
Costly Litigation: Quiet title actions may be required

Practical Use Cases for Quit Claim Deeds

These example scenarios illustrate common situations where a Quit Claim Deed is used and the precautions to take before relying on it.

Family Transfer

A parent transfers a cottage to an adult child using a Quit Claim Deed to avoid a complex closing and to document intent without warranty.

  • Fast transfer with minimal fees.
  • However, the child should obtain a title search prior to relying on clear title because the deed conveys no title warranties and existing liens or easements may survive the transfer without being resolved.

Divorce Settlement

A couple signs a Quit Claim Deed as part of a divorce settlement to remove one spouse from the title and simplify property division.

  • Used to effect ownership change.
  • Courts may still require equitable distribution documentation; parties should confirm tax consequences, mortgage lender consent, and recording steps and obtain certified copies for the divorce file.

Best Practices to Reduce Risk and Rejection

Adopt these best practices to reduce recording errors, preserve title clarity, and limit post-transfer disputes when using a Quit Claim Deed.

Confirm Accurate Legal Description Before Signing
Compare the proposed legal description to the current recorded deed or assessor record; discrepancies are the leading cause of recorder rejections and may require corrective deeds, additional notarizations, or legal fees.
Obtain Title Search and Insurance for Clarity
Before relying on a Quit Claim Deed to clear title, obtain a title search; consider purchasing owner’s title insurance to protect against unknown defects when transferring property outside close family relationships.
Coordinate With Mortgage and Tax Authorities
Notify mortgage lenders when ownership changes may affect loan covenants; check local property tax reassessment rules and potential transfer tax obligations and consult counsel for complex situations.
Use Professional Forms and Notary Acknowledgements
Use county-approved or attorney-drafted Quit Claim Deed forms and include the proper state-specific notary acknowledgement to ensure acceptance by the recorder and avoid returned documents, which may trigger re-execution and additional fees.

eSignature Vendor Pricing and Feature Comparison

Compare eSignature vendors for signing and e-filing Quit Claim Deeds; the table lists common plan and compliance differences, with signNow first.

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, no credit card Availability varies by plan and vendor Availability varies by plan and vendor Availability varies by plan and vendor Availability varies by plan and vendor
Bulk Send Yes — Business Premium plan Available on select enterprise or higher plans Available on select enterprise or higher plans Available on select enterprise or higher plans Available on select enterprise or higher plans
Audit Trail Yes — full audit trail and certificate Yes — full audit trail and certificate Yes — full audit trail and certificate Yes — full audit trail and certificate Yes — full audit trail and certificate
HIPAA Compliant Yes (BAA available) Contact vendor to confirm BAA availability Contact vendor to confirm BAA availability Contact vendor to confirm BAA availability Contact vendor to confirm BAA availability

Frequently Asked Questions

Answers to common questions about Quit Claim Deeds, notarization, recording, e-signature legality, and steps to correct common errors.


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