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Quitclaim Deed

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QUITCLAIM DEED (Individual to LLC)

This document prepared by (and after recording return to):

Name:

Firm/Company:

Address:

Address 2:

City, State, Zip:

Phone:

--------Above This Line Reserved For Official Use Only--------

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, an Individual, hereinafter referred to as “Grantor”, does hereby sell, remise, release, and quitclaim unto a Limited Liability Company organized under the laws of the state of hereinafter "Grantee", the following lands and property, together with all improvements located thereon, lying in the County of , State of North Dakota, to-wit:

Describe Property of State "SEE DESCRIPTION ATTACHED"

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

CERTIFICATE: I certify that the full consideration paid for the property described in this Quitclaim Deed is $

Signed:

Date:

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

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 Grantor(s) hand(s) this the day of , 20

Grantor

STATE OF

COUNTY OF

On this day of , in the year , before me personally appeared known to me (or proved to me on the oath of ) to be the person who is described in and who executed the within and foregoing instrument, and acknowledged to me that executed the same.

(Seal)

Notary Public

Printed Name:

Commission Expires:

Grantor(s) Name, Address, phone:

Grantee(s) Name, Address, phone:

SEND TAX STATEMENTS TO GRANTEE

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What a Quitclaim Deed Is and When It’s Used

The Quitclaim Deed is a legal instrument that transfers whatever interest the grantor has in real property to another party without warranties of title. It conveys the grantor's present interest, if any, and is commonly used for intra-family transfers, divorce settlements, or transfers into trusts and entities. Because it contains no covenants, recipients receive no protection against prior liens or undisclosed claims. Accurate party names, an exact legal property description, notarization, and recording at the county recorder are essential for enforceability and public notice.

Why a Quitclaim Deed Can Be the Appropriate Tool

A Quitclaim Deed provides a fast, low-cost method to transfer known interests or clear clouds on title among familiar parties. It streamlines simple conveyances by omitting warranty language, but it does not protect grantees against liens, encumbrances, or prior ownership defects.

Why a Quitclaim Deed Can Be the Appropriate Tool

Who Typically Prepares or Signs a Quitclaim Deed

Common users include property owners, title agents, attorneys, and family members handling transfers, estate planning, or intra-family gifts.

  • Individual owners transferring property to relatives or to a trust without warranty.
  • Divorce settlements reallocating title between former spouses where no title warranty is required.
  • Quiet title or corrective transfers to clear errors or adjust ownership records.

Step-by-Step: Preparing and Recording a Quitclaim Deed

Follow these steps to complete, notarize, and record a Quitclaim Deed properly to ensure transfer and recording validity.

  • 01
    Identify Parties: Enter grantor and grantee legal names exactly as on ID.
  • 02
    Property Description: Use the legal description from the deed or county records.
  • 03
    Consideration: State monetary amount or 'for love and affection' as applicable.
  • 04
    Notarize and Record: Sign before a notary, then file with the county recorder's office.

Typical Flow from Drafting to Recorded Deed

This summarizes the usual Quitclaim Deed routing from preparation through recording and issuing certified copies.

  • Prepare Document: Draft deed with correct legal description.
  • Sign & Notarize: Grantor signs before a notary public.
  • Record: File at county recorder with required fee.
  • Provide Copies: Supply recorded copy to grantee and lender if applicable.

Configuring an Electronic Workflow for Deed Execution

Configure an electronic workflow when using eSignature tools to prepare, route, and track a Quitclaim Deed.

Field Configuration
Signer Order Specify grantor first, then grantee; allow parallel for multiple grantors.
Authentication Use email plus SMS code or ID verification for higher assurance.
Notary Support RON or in-person notarization depending on state rules.
Storage Save signed PDF/A with audit trail and metadata for compliance.

Technical Requirements for eSigning and Notarization Platforms

Choose a platform that supports notarization, versioned audit trails, and secure storage for recorded deeds.

  • File Formats: PDF and PDF/A support.
  • Integrations: Integrations with GIS and title platforms.
  • Authentication: Email, SMS, KBA options.

Security and Compliance Considerations for Electronic Deeds

Encryption: TLS 1.2/1.3 in transit; AES-256 at rest.
Certifications: ISO 27001, SOC 2 Type II.
Legal Compliance: ESIGN and UETA compliant in the U.S.
HIPAA Support: BAA available for protected health information.
Audit Trail: Tamper-evident logs with timestamps and IP.
Access Controls: Role-based permissions and SSO integration.

Key Risks and Consequences of Improper Deeds

Unrecorded Deed: May not provide public notice.
Outstanding Liens: Quitclaim doesn't remove liens.
Title Defects: No warranty against prior claims.
Tax Implications: Gift tax or reassessment risk.
Fraud Risk: Unscrupulous transfers possible.
Recording Rejection: Errors cause county filing refusals.

Common Preparation Mistakes to Avoid

  • Using informal names or initials for grantor or grantee leads to mismatches with county records and can delay or invalidate recording.
  • Failing to use the property's full legal description from prior deeds can result in ambiguous conveyance and rejected recordings by the county.
  • Omitting notarization or executing outside state-required formalities will cause the recorder to reject the deed and require corrective instruments.
  • Assuming the Quitclaim Deed conveys clear title; it transfers only the grantor's interest and offers no warranty against prior defects or liens.

Essential Elements of a Professional Quitclaim Deed

A professional Quitclaim Deed contains precise legal description, exact party names, stated consideration, proper notarization, recording instructions, and a retained audit trail for title verification.

Legal Description

Include the full metes-and-bounds or lot/tract wording copied exactly from the prior deed or county plat, and include parcel number if available to avoid ambiguity during recording and title searches.

Party Identification

List grantor and grantee full legal names, any entity titles, and mailing addresses; include trust or corporation details and authorized signer's title for entity conveyances to ensure enforceability and accurate indexing.

Consideration Clause

Specify exact dollar amount or clear nonmonetary language such as 'for love and affection' and note any liens assumed; ambiguous phrases may create tax or transfer disputes.

Notary Acknowledgment

Provide a state-compliant notary acknowledgment block with notarization date and notary seal area; for remote notarization, include session record and notary journal references if state law allows.

Recording Block

Reserve space for county recorder use including recording date, instrument number, and return-to address to ensure the recorded document is properly indexed and returned to the correct party.

Chain of Title Note

Attach references to prior deeds or chain-of-title affidavits when correcting errors; include recorded instrument numbers and book/page or document ID to facilitate title examiner review.

Representative Use Cases for Quitclaim Deeds

Sample scenarios illustrate typical Quitclaim Deed uses across estate, divorce, and entity transfers where limited warranty is acceptable.

Family Transfer

Parents transfer a vacation property to adult children to simplify inheritance, consolidate ownership, and avoid probate-related delays.

  • Typical low-risk intra-family conveyance to transfer title.
  • Because the deed provides no warranty, title companies may require additional searches or a corrective deed; consult estate counsel to confirm tax and recording consequences and to ensure heirs understand the lack of title guarantees.

Divorce Settlement

During divorce, spouses may use a Quitclaim Deed to transfer each party's interest in marital property as part of settlement terms.

  • Transfers marital interest without title warranty.
  • Courts often require clear documentation and recording to effect the settlement; ensure deed language mirrors the divorce decree and that any tax or mortgage implications are addressed before recording to avoid disputes.

Timing Considerations and Recording Deadlines

Key timing items for Quitclaim Deeds include execution, notarization, recording, and updating insurance and title records after filing.

Execution Date:

Date signer executes deed; affects priority and effective transfer.

Notarization Date:

Same-day notarization recommended to satisfy county requirements.

Recording Timeline:

Record promptly; delays can affect priority against other claims.

Post-Recording:

Receive recorded copy and instrument number for records.

Tax Reporting:

Notify assessor or tax authority if reassessment may apply.

eSignature Vendor Comparison for Quitclaim Deed Workflows

A concise vendor comparison for Quitclaim Deed workflows highlighting starting price, trials, bulk send, audit trail, HIPAA support, and envelope 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 free trial Varies by plan Varies by plan Varies by plan Varies by plan
Bulk Send Yes Yes Yes Yes Yes
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes Yes Yes No No

Common Questions and Practical Answers About Quitclaim Deeds

Frequently asked questions to resolve recording, notarization, e-signature, and state compliance issues for Quitclaim Deeds.


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