{"id":1356,"date":"2021-04-16T11:00:42","date_gmt":"2021-04-16T15:00:42","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1356"},"modified":"2024-07-15T14:45:06","modified_gmt":"2024-07-15T18:45:06","slug":"will-versus-quitclaim-when-theres-a-conflict-who-owns-the-house","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/will-versus-quitclaim-when-theres-a-conflict-who-owns-the-house\/","title":{"rendered":"Will Versus Quitclaim: When There\u2019s a Conflict, Who Owns the House?"},"content":{"rendered":"\n
\"\"<\/figure>\n\n\n\n

Usually, the quitclaim deed overrides the instructions\nin a will. But the devil is in the details.<\/em><\/strong><\/p>\n\n\n\n

At age 60, Letitia bought her Sacramento home, as a sole\nowner. Twenty years later, aged 80, Letitia went into a care home. Letitia subsequently\nsigned a quitclaim deed<\/em> and gave the home to Jackson, the only one of\nher three children who was not already a homeowner. Thanks to the modern\nconvenience of remote\nonline notarization<\/a>, this was simple for Letitia to do.<\/p>\n\n\n\n

Some homeowners use quitclaim deeds when the parties know the home\u2019s history and do not expect a title search. See more at: Transferring a Deed Without a Lawyer? Here\u2019s What You Should Know<\/a>.<\/em><\/strong><\/pre>\n\n\n\n
At age 84, Letitia passed away, survived by the three\nchildren: Jae, Jasper, and Jackson.<\/p>\n\n\n\n
Letitia left a will that appears to give 50% of the home\u2019s\nvalue to Jackson, with the other half divided equally between the other two\nsiblings. But Jackson is unwilling to give up any interest the home.<\/p>\n\n\n\n\n\n\n\n
Who\u2019s in charge? First, we know a quitclaim is a legally\nbinding transfer of a home title. If the deed was correctly transferred, then\nLetitia legally relinquished the property. The will\u2019s statement about the house\nis irrelevant. No one but Jackson, the rightful owner, may make decisions about\nthe house. <\/p>\n\n\n\n
And a Last Will has no power or effect until after its maker\ndies. It does not prevent transfers during life. <\/p>\n\n\n\n
But will disputes do happen, even in the face of clear-cut\nprinciples. Should you face such a situation, here\u2019s what you need to know.<\/p>\n\n\n\n
If you\u2019re not a sole owner, your home title can make sure your wishes are followed after your life. Learn more from our guide to how real estate is vested<\/a>.<\/em><\/strong><\/pre>\n\n\n\n
A Valid Quitclaim Overrides the Will\u2019s Instructions<\/h2>\n\n\n\n
\"Image<\/figure>\n\n\n\n
Let\u2019s review what we know so far. With a quitclaim, Letitia transferred\nher entire claim of ownership to Jackson. On that day, Letitia gave up the\nright to use a Last Will to transfer ownership to anyone else. The property was\nno longer Letitia\u2019s to bequeath, regardless of anything written in a will before\nor after the quitclaim. <\/p>\n\n\n\n
Now, Jae and Jasper feel unfairly cut out. All they received\nfrom their mother\u2019s estate are personal effects and a depleted bank account. They\nbelieve they have the right to inherit\nand sell the home<\/a>, and divide the proceeds in the percentages written\nin the Last Will. <\/p>\n\n\n\n
Jae and Jasper decide to speak to a local estate litigation attorney.\nThey think Jackson put undue influence on Letitia to give him the entire\ninterest in the home. They also claim their mother lacked the mental capacity\nto understand the quitclaim she signed. And they want to file a quiet title\naction<\/a> against Jackson\u2019s claim of full ownership.<\/p>\n\n\n\n
The attorney tells them it\u2019s important to move fast. Most\nstates have statutes of limitations<\/em> \u2014 short windows of time to challenge\na real estate transfer by quitclaim. In many states, that time period is only\ntwo years, but Letitia\u2019s probate case is in California, which allows a longer\nperiod for legal challenges. <\/p>\n\n\n\n
Defending the Quitclaim in Court<\/h2>\n\n\n\n
Jackson\u2019s situation brings up an interesting reason a person\nmight use a quitclaim \u2014 to avoid putting a house into probate court, by moving\nthe asset out of the estate prior to death. Of course, it would have been wise\nfor Letitia to update the will after deciding to pass the house to Jackson\nalone. Letitia could have spoken clearly in the updated will about the reason\nfor giving Jackson the deed to the home \u2014 and perhaps even made a small\nsettlement with Jae and Jasper to show clear and conscious intent. <\/p>\n\n\n\n
But that didn\u2019t happen. The deed alone states the fact:\nLetitia quitclaimed her home out of her estate.<\/p>\n\n\n\n
That said, if his siblings can file their challenge in time,\nJackson will have to defend the\nquitclaim deed<\/a>. Jackson will point out the notarization, which\nindicates that Letitia transferred the deed voluntarily and with understanding.\n<\/p>\n\n\n\n
Now, Jackson could <\/em>run into trouble if he neglected\nto ensure the quitclaim was signed, notarized and recorded with the county\nwhere the house exists.<\/p>\n\n\n\n
Deliberate decisions to leave deeds unrecorded create legal hazards. Many state laws penalize secret deed transfers. Texas voids unrecorded deeds<\/a> to protect the integrity of later transactions. See: The Monster Under the Bed: When a Home\u2019s Past Holds an Unrecorded Deed<\/a>.<\/em><\/strong><\/pre>\n\n\n\n
Why Recording a Quitclaim Is So Important<\/h2>\n\n\n\n
The recording of the quitclaim deed shows the new ownership\nstatus for tax assessment purposes. In this case, Letitia was no longer obliged\nto pay property taxes after the title was transferred, recorded and filed. <\/p>\n\n\n\n
Plus, a recorded and filed deed puts the public on \u201cconstructive\nnotice\u201d of the property transfer. That gets the statute of limitations running.\nConstructive notice means the deed transfer was made public for all to see, and\nany interested party should have known. In other words, if someone learns about\nthe recording at some point in the future, they may not say the statute of\nlimitations starts for them at that point. If they could, people would have a\nchance to challenge deeds at any time.<\/p>\n\n\n\n
Under California law, which applies to Jackson\u2019s home, even\na forged or otherwise void deed becomes settled and cannot be litigated after\nthe statute of limitations runs out! Twenty years ago, the California the Court\nof Appeals stated in Robertson v. Superior Court<\/em>:<\/p>\n\n\n\n
[A]ctions relating to either the\npossession of or title to real property (or, of course, both) must be commenced\nwithin five years from the end of possession or seizin of that property by the\nclaimant or his or her predecessor in interest, unless his or her chain of\ntitle includes a person who was either a minor or insane\u2026<\/em><\/p>\n\n\n\n
As the Sacramento Public Law Library (PDF)<\/a> observes, the statute of limitations is different for different kinds of legal action. For example, in cases not directly seeking real estate recovery, the statute of limitations<\/a> is a shorter, four-year period. On top of that, California quiet title actions have a set of special rules for when the statute of limitations period starts, as explained in Salazar v. Thomas<\/em> (2015).<\/p>\n\n\n\n
And what if we tweaked the fact set? Say the shoes were on\nthe other feet, and Jae and Jasper were the ones who have lived in the home\nsince Letitia moved out. Under the Salazar<\/em> case, they could claim\n\u201cexclusive and undisputed\u201d possession of land, and might prevail in a quiet\ntitle action against Jackson. <\/p>\n\n\n\n
Each case needs legal research to pinpoint (a) whether time\nlimits apply and (b) when the clock began running. And states vary on how much\ntime must flow before a lawsuit is time-barred. On top of all that, lawmakers\nperiodically revise state statutes. Always check with your attorney regarding\nyour own set of circumstances.<\/p>\n\n\n\n
Have You Chosen a Beneficiary for Your Home?<\/h2>\n\n\n\n
A quitclaim deed is one of the simplest deeds for conveying real\nestate from one owner to the next.<\/p>\n\n\n\n
How to you make a quitclaim deed? You can refer to this website\u2019s guide to quitclaim deeds<\/a>, including helpful information, forms and examples.<\/em><\/strong><\/pre>\n\n\n\n
But sometimes, circumstances are complicated! So, a\nquitclaim may not be the best fit for your estate planning goals. To learn\nmore about your options as you prepare to sit down with your attorney, see Homeowner\nEstate Planning: Real Estate Tips<\/a> from Deeds.com<\/em>. <\/p>\n\n\n\n
We\u2019ve said it before, but it bears repeating. There\u2019s no\nbetter time than now to make an estate plan, or review the one you have now.  <\/p>\n\n\n\n
Supporting References<\/strong><\/p>\n\n\n\n
California Statute of Limitations: California Code of Civil\nProcedure \u00a7 38(d), \u00a7 338(d), and \u00a7 343.<\/p>\n\n\n\n
Robertson v. Superior Court<\/em>, 90 Cal. App. 4th 1319\n(2001).<\/p>\n\n\n\n
Salazar v. Thomas<\/em>, 236 Cal. App. 4th 467 (2015).<\/p>\n\n\n\n
Schorr Law\u2019s Real Estate Blog<\/em>: Quieting Title to Forged Deeds of Trust<\/a> (undated).<\/p>\n\n\n\n
Christopher P. Hahn for The Consumer Financial Services Blog<\/em> (Maurice Wutscher LLP): Calif. App. Court (1st Dist) Holds Homeowner\u2019s Quiet Title Action Against Lienholder Was Not Time-Barred<\/a> (Jun. 10, 2020). <\/p>\n\n\n\n
Photo credits: StartupStockPhotos<\/a> via Pixabay. <\/p>\n","protected":false},"excerpt":{"rendered":"
Usually, the quitclaim deed overrides the instructions in a will. But the devil is in the details. At age 60, Letitia bought her Sacramento home, as a sole owner. Twenty years later, aged 80, Letitia went into a care home. Letitia subsequently signed a quitclaim deed and gave the home to Jackson, the only one […]<\/p>\n","protected":false},"author":2,"featured_media":3570,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[44],"tags":[264,818,817,359,483,233,438,816],"class_list":["post-1356","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-quitclaim-deed","tag-estate-planning","tag-inheritance-conflict","tag-legal-dispute","tag-probate","tag-property-ownership","tag-quitclaim-deed","tag-real-estate-law","tag-will"],"yoast_head":"\nWill Versus Quitclaim: When There\u2019s a Conflict, Who Owns the House? - Deeds.com<\/title>\n<meta name=\"description\" content=\"The legal intricacies of quitclaim deeds overriding wills in property disputes. 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