Does this deed guarantee title?

No. A Quitclaim Deed with Covenant provides a limited assurance—usually only against encumbrances the grantor created during ownership—unlike a general warranty deed which guarantees title against prior defects.

Can the deed be e-signed and notarized online?

Possibly. Electronic signatures are generally valid under ESIGN (15 U.S.C. ch. 96) and UETA; remote online notarization (RON) acceptance depends on state law and county recorder policies.

What causes recording rejections?

Common causes include incorrect legal description, missing or wrong notary acknowledgment wording, inconsistent names, and incorrect fee; check local recorder requirements before submission.

Is a title search still necessary?

Yes for most non-familial transfers. A title search identifies liens and defects; even with a limited covenant, grantees often order a search or short-form title report.

How should multiple grantors sign?

Each grantor must sign in the notary’s presence using the same name shown on the deed; some states require each signature to be separately acknowledged.

How long to retain the recorded deed?

Keep the recorded original indefinitely while you own the property; retain copies for at least seven years post-disposition and follow federal rules such as IRS recordkeeping under IRC §6501(a).

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Quitclaim Deed with Covenant

Quitclaim Deed with Covenant

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MAINE
[QUITCLAIM DEED WITH COVENANT AND
RELEASE OF SPOUSE'S RIGHTS]
[Individual to Individual]

County of of and State of for consideration paid, grant, convey and forever quitclaim to

of and State of whose mailing address is

with Quitclaim Covenant, a certain lot or parcel of land situated in the Town of County of and State of Maine, more particularly bounded and described as follows, to wit:

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

Legal Description:

Being a portion of the land of the Grantor described in a deed recorded in Book , Page in the Registry of Deeds.

IN WITNESS WHEREOF, the said has caused this instrument to be sealed as his free act and deed this day of , 20

Signature

Print Name

Acknowledgment (Grantor)

STATE OF COUNTY OF

Personally appeared before me the above-named of , Maine and acknowledged the above-instrument to be his free act and deed.

My commission expires:

Notary Public – State of Maine

Print or Type Name

Release of Rights
(if applicable)

I, spouse of the grantor, releases all rights in the above described premises.

Signature

Print/Type Name

Acknowledgment (Spouse)

STATE OF COUNTY OF

Personally appeared before me the above-named of , Maine and acknowledged the above Release to be his free act and deed.

My commission expires:

Notary Public – State of Maine

Print or Type Name

EXHIBIT A

Grantor:

Grantee:

Street Address of Property:

What a Quitclaim Deed with Covenant Is and When it’s Used

A Quitclaim Deed with Covenant is a limited conveyance transferring whatever interest the grantor holds in a property while containing a narrow covenant about the grantor’s conduct during their period of ownership. It does not promise against prior title defects the way a general warranty deed does, but it provides grantees a specific assurance—typically that the grantor did not place undisclosed encumbrances on the property while owner. This form is commonly used for intra-family transfers, divorce settlements, and other low-risk conveyances where speed and simplicity matter and parties accept a constrained warranty.

Why Parties Choose a Quitclaim Deed with Covenant

The deed speeds transfers while giving grantees a modest, focused assurance about encumbrances during the grantor’s ownership, reducing negotiation and underwriting friction compared with broader warranty deeds.

Who Typically Prepares or Signs This Deed

Typical parties include conveyancing professionals, family members, and small-business owners handling uncomplicated transfers.

Real estate attorneys and title agents facilitating transfers where full title insurance may not be sought.
Family members transferring property after inheritance, divorce, or estate settlement where speed and low cost matter.
Closely held business owners moving real property between related entities with limited warranty needs.

Confirm local recording, witness, and notarization requirements before execution and consider a title search when chains of title are uncertain.

Key Elements to Include in a Professional Quitclaim Deed with Covenant

These elements ensure the deed is legally effective, can be recorded, and clearly communicates the limited covenant that accompanies the quitclaim transfer.

Grantor

Identify the transferring party using full legal name exactly as appears on government ID; mismatches can impede recording or title clearance.

Grantee

Identify the receiving party with legal entity format for businesses (LLC, corporation) or full personal name for individuals.

Legal Description

Provide the complete metes-and-bounds or lot/parcel description used by the county recorder; a street address alone is usually insufficient.

Covenant Language

State the limited covenant clearly, e.g., warranty only against encumbrances created during grantor’s ownership, and avoid ambiguous phrases.

Consideration

Record the stated consideration (nominal or monetary). Even nominal consideration like $10 should be explicit for recording purposes.

Notary and Date

Include a notary acknowledgment block with signature lines and notarization date consistent with state-required phrasing for recorder acceptance.

Step-by-Step: Completing and Recording the Deed

Follow these sequential steps to prepare, sign, notarize, and record a Quitclaim Deed with Covenant correctly in most U.S. counties.

01

Prepare Document: Enter parties, legal description, covenant clause, and consideration.
02

Review Title: Obtain a title search or review recent deed chain for liens or gaps.
03

Sign and Notarize: Grantors sign in presence of an authorized notary public.
04

Record with County: Submit deed to county recorder with correct fee and copies as required.

Configuring an Online Workflow for the Deed

When you complete the deed online, set signer order, authentication level, and final delivery to create a verifiable audit trail for recording and title purposes.

Field \| Configuration	Purpose \| Recommended value
Signer Order	Grantor signs first, then grantee receives final copy.
Authentication	Use email plus SMS or RON for stronger identity proofing.
Conditional Fields	Show notary block only after signatures are complete.
Final Delivery	Auto-send signed PDF to parties and title agent.

How Execution and Delivery Typically Flow

This sequence outlines drafting, signing, authentication, notarization, and final recording steps used for electronic or paper-based execution and delivery.

Draft: Prepare deed text with covenant and legal description.
Assign Signers: Add grantor and grantee contact emails or RON identifiers.
Authenticate: Choose signer verification: email, SMS, knowledge-based, or RON.
Finalize: Notarize, record with county, and distribute final recorded copy.

Digital Signing and Technical Requirements

For electronic workflows, use a platform that supports PDF/DOCX, strong signer authentication, and either RON or print-for-notary options depending on state rules.

Formats: PDF, DOCX, Word compatible
Integrations: Salesforce, NetSuite, Google Workspace
Authentication: Email, SMS, or RON options

Timing Considerations and Recording Expectations

There is no single federal deadline to record a deed, but prompt recording protects the grantee’s priority; follow county rules and tax-year timing where relevant.

Record Promptly:

Record with county recorder soon after notarization to protect priority; delays may expose grantee to intervening liens.

Tax Year Effects:

Recording date can affect property tax proration and annual tax assessments for that tax year.

Notary Acceptance:

Submit the exact notary acknowledgment form required by the recorder to avoid rejection.

Title Order:

Order title insurance or search before recording when chain issues are suspected.

Delivery to Parties:

Provide recorded copy to grantee, grantor, and any title agent or lender.

Common Preparation Errors to Avoid

Using an imprecise legal description or street address only; recorders often reject deeds that lack the county’s official parcel text.
Mismatched or abbreviated names for grantor or grantee; variations from ID or formation documents can delay recording or title insurance issuance.
Failing to notarize or using the wrong state acknowledgment language; incorrect notary wording commonly causes rejection at the recorder’s office.
Recording in the wrong county; deeds must be recorded in the county where the property is located to provide constructive notice.

Consequences of an Incorrect or Improperly Executed Deed

Failed Recording: Title remains under previous owner

Improper Notarization: Recorder rejection or return

Name Mismatch: Delays in title insurance

Title Defect: Future litigation risk

Tax Consequences: Incorrect proration or reporting

Fraud Risk: Potential civil and criminal exposure

Practical Use Cases

Two short scenarios illustrate how a Quitclaim Deed with Covenant is commonly used and the outcomes it seeks to achieve.

Family Transfer Example

A parent transfers a vacation parcel to an adult child to simplify estate administration and avoid probate.

The grantor adds a covenant limited to encumbrances created while owner.
The grantee accepts current title condition, records promptly, and obtains a title search rather than full warranty coverage to limit costs and close quickly.

Business Entity Transfer

A small LLC conveys surplus land to a related LLC for corporate restructuring.

Parties use a quitclaim with covenant for speed and limited assurance.
Counsel reviews chain of title, the deed is notarized and recorded, and corporate records reflect the transfer to support internal governance and tax reporting.

Typical Signatories and Their Roles

Title Officer

A title officer reviews chain of title, identifies liens or encumbrances, and advises whether the limited covenant is appropriate. They may recommend a title search and note recording requirements to ensure the deed clears for issuance of title products.

Property Owner

The grantor signs to transfer interest and provide the limited covenant. The owner must appear before the notary, supply valid identification, and ensure name and signature exactly match the deed to avoid recording problems.

Comparing eSignature Vendors for Deed Execution and eNotarization Support

Vendor pricing and feature availability vary; signNow is listed first for direct comparison. Verify current vendor terms and plan details before procurement.

	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	Varies by vendor	Varies by vendor	Varies by vendor	Varies by vendor
Bulk Send	Yes (plan-dependent)	Yes	Yes	Yes	No
Audit Trail	Yes	Yes	Yes	Yes	Yes
HIPAA Compliant	Yes (BAA required)	Yes	Yes	No	No
Envelope Cap	No cap	100 envelopes/user/year	Varies	Varies	Varies

Frequently Asked Questions About Quitclaim Deeds with Covenant

Answers address common execution, recording, and enforceability concerns encountered by grantors, grantees, and their advisors.

Need help? Contact support

Does this deed guarantee title?
No. A Quitclaim Deed with Covenant provides a limited assurance—usually only against encumbrances the grantor created during ownership—unlike a general warranty deed which guarantees title against prior defects.
Can the deed be e-signed and notarized online?
Possibly. Electronic signatures are generally valid under ESIGN (15 U.S.C. ch. 96) and UETA; remote online notarization (RON) acceptance depends on state law and county recorder policies.
What causes recording rejections?
Common causes include incorrect legal description, missing or wrong notary acknowledgment wording, inconsistent names, and incorrect fee; check local recorder requirements before submission.
Is a title search still necessary?
Yes for most non-familial transfers. A title search identifies liens and defects; even with a limited covenant, grantees often order a search or short-form title report.
How should multiple grantors sign?
Each grantor must sign in the notary’s presence using the same name shown on the deed; some states require each signature to be separately acknowledged.
How long to retain the recorded deed?
Keep the recorded original indefinitely while you own the property; retain copies for at least seven years post-disposition and follow federal rules such as IRS recordkeeping under IRC §6501(a).

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