{"id":1365,"date":"2021-04-21T10:00:52","date_gmt":"2021-04-21T14:00:52","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1365"},"modified":"2024-06-19T08:20:46","modified_gmt":"2024-06-19T12:20:46","slug":"marriage-and-the-quitclaim-deed","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/marriage-and-the-quitclaim-deed\/","title":{"rendered":"Marriage and the Quitclaim Deed"},"content":{"rendered":"\n<figure class=\"wp-block-image aligncenter size-full is-style-rounded is-style-rounded--1\"><img loading=\"lazy\" decoding=\"async\" width=\"1438\" height=\"488\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/04\/marriage-and-the-quitclaim-deed.jpg\" alt=\"Image of a married couple looking very happy about their first quitclaim deed... real estate.\" class=\"wp-image-1366\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/04\/marriage-and-the-quitclaim-deed.jpg 1438w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/04\/marriage-and-the-quitclaim-deed-300x102.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/04\/marriage-and-the-quitclaim-deed-768x261.jpg 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/04\/marriage-and-the-quitclaim-deed-1024x348.jpg 1024w\" sizes=\"auto, (max-width: 1438px) 100vw, 1438px\" \/><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">When is a quitclaim a good way to transfer a whole or\npartial interest in a home? In a simple transaction among familiar parties. Especially\nwhere no money changes hands. No wonder quitclaim deeds are often used between\nspouses. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Here, we take a look at a variety of ways quitclaims can convey\nproperty between partners in marriage.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">Just Married? Ready to Switch From Sole Owner to Co-Owner?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">If you\u2019re a sole homeowner who\u2019s getting married, you may decide\nto shift the home into joint ownership. The quitclaim can grant the home from\nyourself to both of you. On the deed, you\u2019re the grantor. The grantees are two\nnamed people: you and your spouse. In effect, you\u2019ll be <a href=\"https:\/\/www.deeds.com\/articles\/adding-your-spouse-to-the-deed\/\">adding\nyour spouse to the deed<\/a>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">What\u2019s notable about using a quitclaim for this transfer?\nQuitclaims don\u2019t forge any new promises that your title is free and clear. You\u2019re\nmaking no promises to remedy any <a href=\"https:\/\/www.deeds.com\/articles\/7-common-title-problems-in-real-estate-deals\/\">title\ndefects<\/a>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">People understandably want warranty deeds in regular real\nestate deals. They need appraisals and inspections, title searches and\ninsurance policies. With the quitclaim deed, you are simply making a transfer\nof whatever property interest you own, without proving anything more.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">What Should the Quitclaim Deed Say?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The deed needs vesting language. Most couples <a href=\"https:\/\/www.deeds.com\/articles\/hows-your-property-vested-it-matters-as-much-as-your-will-or-trust\/\">vest\nproperty<\/a> jointly as <em>tenancies by the entirety<\/em> (where allowed\nby law) or <em>joint tenancies with right of survivorship<\/em>. There are also\nstates where homes owned by couples are vested as <em>community property<\/em>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Identifying relationships has as much legal significance as\nall other language on the deed. Review the county\u2019s website to understand the\nexpectations. Let\u2019s take an example.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Deed transfers in California generally require a Preliminary Change of Ownership Report (PCOR). Requirements for spouses can differ from general rules. For example, a property transfer in <a href=\"https:\/\/countyofsb.org\/care\/recorder\/real-estate-records\/pcor.sbc\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Santa Barbara County<\/a> needs no PROR if the last names on the quitclaim are the same, or the deed identifies them as spouses. Similarly, when the Santa Barbara County homeowner is clarifying a name (which frequently happens after marriage), no PCOR is needed.<\/p>\n\n\n\n<pre class=\"wp-block-preformatted\"><strong><em>Do you have a <a href=\"https:\/\/www.deeds.com\/articles\/name-changes-and-the-real-estate-deed\/\">new last name? Here\u2019s how to change your house deed<\/a>. <\/em><\/strong><\/pre>\n\n\n\n<p class=\"wp-block-paragraph\">As you fill out the deed, check the legal property description\nagainst your existing deed, then sign the new deed with a notary, with\nwitnessing as required in your home\u2019s state and county. Have the deed recorded\nby the county recorder of deeds. Once your quitclaim is part of the county\nrecords, future title searches for your home will show your new joint ownership\nunder your legal name(s).<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Who Needs to Know About a Transfer Between Spouses?<\/h2>\n\n\n\n<figure class=\"wp-block-image alignright size-full is-style-rounded is-style-rounded--2\"><img loading=\"lazy\" decoding=\"async\" width=\"600\" height=\"400\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/04\/who-needs-to-know-about-a-transfer-between-spouses.jpg\" alt=\"Image of the legs of two people standing on a dock near a body of water.\" class=\"wp-image-1367\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/04\/who-needs-to-know-about-a-transfer-between-spouses.jpg 600w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/04\/who-needs-to-know-about-a-transfer-between-spouses-300x200.jpg 300w\" sizes=\"auto, (max-width: 600px) 100vw, 600px\" \/><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">A few entities need to hear from you before the deed changes.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>The mortgage company needs to know.<\/strong> Call the mortgage company before the transfer! Avert a possible triggering of the acceleration clause. Even though the <a href=\"https:\/\/www.law.cornell.edu\/uscode\/text\/12\/1701j-3\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Garn-St. Germain Depository Institutions Act<\/a> prevents a due-on-sale clause from affecting property given to a spouse, good communication prevents unintended mistakes. &nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>The title insurer needs to know. <\/strong>Be sure\nyour title insurance can be kept for the new deed. Check your owner\u2019s title policy\nto and find out how <em>continuation of insurance<\/em> is handled depending on\nthe deed used. A call to the company can spare some policy holders the pain of\nlearning they have accidentally voided their title insurance!<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Now, what about taxes?<\/strong> Check your local\nrules to know if the deed transfer will trigger transfer taxes, or if spousal\ntransfers are exempt. As for federal and state taxes, when one spouse transfers\nan asset to the other for no money, is there a taxable sale? No, but there can\nbe other estate planning ramifications in the long term that affect taxes, so\nit\u2019s important to sit down with your tax expert and go over them. <\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">As you can see, a well-planned quitclaim requires communication\nas well as knowledge. Even when you\u2019re shifting a real estate interest to a\nspouse or other family member, consulting with an experienced local attorney,\nas well as your tax professional, is recommended. Whenever you transfer real\nestate, you\u2019ll want to think through the impacts on credit, debt, and estate\nplanning. <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">What Role Does Divorce Court Play in the Quitclaim?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A divorce decree might award the home to one of the\nex-spouses, but that does not transfer ownership. You still need a deed. A quitclaim\ndeed is a basic vehicle for transferring the title from one divorcing spouse to\nthe other. &nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The court order or settlement agreement may include\ninstructions for the division of assets, including the granting of a deed. The\ntransferor will sign the deed with a notary public. Whether the recipient must\nalso sign is a matter of state law, but the grantee <em>must accept the\ndelivered deed<\/em> for a valid conveyance.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If the spouse who is supposed to give up the home defies the court\u2019s instructions about the <a href=\"https:\/\/www.deeds.com\/articles\/quitclaim-deeds-after-divorce-or-dissolution\/\">transfer and acceptance of a quitclaim deed<\/a>, the defiant party can be held in contempt of court. A divorce attorney might then seek a court-ordered quitclaim or deed transfer in lieu of the quitclaim.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">After Divorce: Same Mortgage, New Mortgage \u2013 Or Neither?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Imagine that Jane has quitclaimed a community or joint\nproperty home to Colin, who will live there after their split. The quitclaim\nhas been officially delivered and accepted. Colin signed it in front of the\nnotary. Jane takes it to the county recorder\u2019s office. When the quitclaim is recorded,\nJane has no further rights in the house. It has become Colin\u2019s sole property.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">So far, so good. But Jane\u2019s still on the mortgage. Lenders\ndo not, as a rule, release anyone from mortgage obligations. And they will\nexpect any party who\u2019s still on the mortgage to pay the debt \u2014 divorced or not.\nIf Colin runs into income troubles and defaults on the mortgage in the future,\nJane will be asked to pay. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For obvious reasons, it\u2019s best to be released from the\noriginal loan before you sign a deed over to any other person. This involves\nworking closely with your lawyer on the divorce terms. If you have already\ntransferred your ownership interest (but not your mortgage obligation), consult\nwith your lawyer to find out what you can do. Your attorney can spot issues\naffecting your legal situation during or after your <a href=\"https:\/\/www.deeds.com\/articles\/deeds-and-divorce\/\">divorce<\/a>. <em>Legal\nadvice can only be obtained through your attorney-client relationship.<\/em> <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Before transferring the house, the spouses should find out\nif the mortgage permits an <em>assumption of debt<\/em>. Some loans \u2014 particularly\ngovernment-backed mortgages \u2014 are assumable. <a href=\"https:\/\/www.deeds.com\/articles\/interest-rates-on-the-rise-assumable-mortgages-never-looked-better\/\">If\nthe mortgage is assumable<\/a>, then Colin needs to show a certain level\nof income to be approved for the assumption of debt. This will allow the\nmortgage to continue, under the same interest rate and terms, with no need for\nrefinancing. The only thing different about the mortgage? It\u2019s now in Colin\u2019s\nname only.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">But an assumption of debt happens infrequently. Usually, the\nex-spouse who keeps the home must qualify for refinancing alone, and have a new\nmortgage created. The divorce decree might set a reasonable time frame for Colin\u2019s\nrefinancing and for releasing Jane from the mortgage debt.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If keeping the home in the name of one spouse is unworkable,\nthe home may be sold and the proceeds divided according to the settlement\nagreement.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Do Spouses Need a Deed Preparer? <\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Spouses can create their own deeds. Your lawyer or you can\nprepare your deed; anyone else who is not an attorney may not. Where a\nquitclaim deed form asks for a preparer\u2019s (scrivener\u2019s) name, the line can be\nfilled in with your name \u2014 the name of the owner who\u2019s transferring the\nproperty interest. <\/p>\n\n\n\n<pre class=\"wp-block-preformatted\"><strong><em><a href=\"https:\/\/www.deeds.com\/quitclaim-deed\/\">See more about quitclaims here<\/a>, including up-to-date deed forms.<\/em><\/strong><\/pre>\n\n\n\n<p class=\"wp-block-paragraph\">A deed must:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Follow state and local requirements.<\/strong> Example:\nFlorida requires two witnesses to the notarization. <\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Be specific and unambiguous.<\/strong> Example: Identify\nthe parties as spouses and include the prior name <em>a.k.a.<\/em> married name. <\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Be accurate.<\/strong> Example: Double check your\nnew deed against the last one, and be sure there are no mistakes in the <a href=\"https:\/\/www.deeds.com\/articles\/real-estate-legal-descriptions-for-deeds\/\">real\nestate legal description<\/a>. <\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Comply with the local procedures.<\/strong>\nExample: Pay any fees or documentary stamps on the deed as instructed by your\ncounty.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Sometimes, mistakes happen. But with deeds, small mistakes can cause big nuisances. Deed errors can obstruct future sales, conveyances, inheritances, or financing. Handle the process with care, and your transfer will meet today\u2019s goals \u2014 and tomorrow\u2019s.<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">Photo credits: <a rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\" href=\"https:\/\/www.pexels.com\/photo\/portrait-of-happy-young-woman-using-mobile-phone-in-city-254069\/\" target=\"_blank\">J. Carter<\/a>, via Pexels, and <a href=\"https:\/\/unsplash.com\/photos\/7crB2ccrmPo\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Andrew Neel<\/a>, via Unsplash. <\/p>\n","protected":false},"excerpt":{"rendered":"<p>When is a quitclaim a good way to transfer a whole or partial interest in a home? In a simple transaction among familiar parties. Especially where no money changes hands. No wonder quitclaim deeds are often used between spouses. Here, we take a look at a variety of ways quitclaims can convey property between partners [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":1366,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[109,44],"tags":[762,819,820,191,361,233,179,721,720],"class_list":["post-1365","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-marriage","category-quitclaim-deed","tag-divorce","tag-legal-compliance","tag-marriage","tag-mortgage","tag-property-transfer","tag-quitclaim-deed","tag-real-estate","tag-tax-implications","tag-title-insurance"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.0 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Marriage and the Quitclaim Deed - Deeds.com<\/title>\n<meta name=\"description\" content=\"Understand the role of quitclaim deeds in marriage and divorce. 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