{"id":575,"date":"2019-02-07T13:28:14","date_gmt":"2019-02-07T18:28:14","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=575"},"modified":"2024-04-25T23:21:06","modified_gmt":"2024-04-26T03:21:06","slug":"the-quitclaim-deeds-function-in-a-contract-for-deed-sale","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/the-quitclaim-deeds-function-in-a-contract-for-deed-sale\/","title":{"rendered":"The Quitclaim Deed\u2019s Function in a Contract for Deed Sale"},"content":{"rendered":"\n
\"\"<\/figure>\n\n\n\n

A contract for deed <\/em>sale can\npresent a convenient alternative to the traditional real estate\nconveyance. In this owner-financed deal, the buyer\nusually lives on the property upon the execution of the contract.\nWhile enjoying the property, the buyer pays for it in monthly\ninstallments, until the agreed-upon price has been paid in full.<\/p>\n\n\n\n

Down the road, when full payment is complete, the purchaser formally acquires the title deed. This event occurs through a warranty deed<\/a><\/em>, which guarantees that the seller is the sole party with any claim on the property to be conveyed \u2013 no exceptions, unless stated on the deed.<\/p>\n\n\n\n

If things don’t go as planned, and the buyer defaults, recovery of the property can be a time-consuming process. Defaults happen, so a seller should consider having the buyer sign a quitclaim deed<\/a><\/em> as part of the execution of the contract. A quitclaim is a non-warranty deed. It conveys property with no warranty for the title. Through this document, if it becomes needed, the buyer will relinquish any claim on the property. <\/p>\n\n\n\n

Here, we\nlook at how the contract for deed sale works, and briefly examine the function\nof the quitclaim deed.<\/p>\n\n\n\n\n\n\n\n

Win-Win:\nBenefits of the Contract for Deed Sale<\/h2>\n\n\n\n

When a\nmortgage loan doesn’t suit a buyer, the seller may offer financing in the\nform of a contract for deed sale. This written contract between the parties\nrepresents their agreement to convey the property upon meeting the contract\u2019s\nterms.<\/p>\n\n\n\n

The contract\nfor deed sale can present a win-win agreement.<\/p>\n\n\n\n

    \n
  • Sellers may gain a steady source of income from a property where a buyer is willing to pay the price plus interest in installments. Owner financing serves as a useful way to expand a real estate investment portfolio. <\/li>\n\n\n\n
  • The seller can avoid receiving a large payment with heavy tax ramifications.<\/li>\n\n\n\n
  • The buyer usually benefits from a relatively low down payment. The buyer also builds up an equitable claim through a contract for deed. (Under prevailing case law, while the seller keeps a security title, the buyer becomes the property’s equitable owner.)<\/li>\n<\/ul>\n\n\n\n

    Owner\nfinancing is relatively fast and cost-effective. It circumvents the closing\ncosts and various fees associated with the traditional mortgage. It averts the\nneed for appraisal and inspection costs. And with owner financing, there’s no\ninstitutional loan. No bank wields control over the financing.<\/p>\n\n\n\n

    When\na Buyer Defaults: How the Quitclaim Deed Fits In<\/h2>\n\n\n\n

    Usually, a\ncontract for owner financing contains no acceleration provision, so\nthe defaulting buyer is not suddenly responsible for the full balance. The\nbuyer has a brief window of time to bring payments up to date and hold\nonto equity in the property.<\/p>\n\n\n\n

    Yet many\nowner-financed sales have historically included balloon loan provisions,\nwith the buyer expected to be ready with a large payment\nin five to seven years. When it becomes necessary for the seller\nto cancel the contract, the seller may take back the\nproperty (including any improvements made by the buyer).<\/p>\n\n\n\n

    Moreover,\nbecause the seller keeps legal title to the parcel up until the time the buyer\npays off the full contract price, it’s the buyer who risks losing the payments\nalready made on the contract \u2013 plus taxes and insurance\ncosts. <\/p>\n\n\n\n

    Getting the\nproperty back can be difficult and time-consuming for the seller, but can be\neased if the buyer signed a quitclaim deed as part of the execution\nof the contract. This use of the quitclaim deed is not\nuncommon, especially when the transaction involves friends, business\npartners, or divorcing couples. If the parties’ contract\nprovides for foreclosure upon default, and the buyer has\nsigned a quitclaim deed, the transfer of the home back to the seller can\noccur without voiding the underlying contract. <\/p>\n\n\n\n

    Does the\nquitclaim deed enable a seller to take legal action to\nrecover any money lost to a deadbeat buyer? It depends. State law may\nrestrict a seller’s ability to recover damages from buyers in foreclosure. Some\nstates allow damages for the seller in a contract for deed, but no remedy\nfor outstanding debt.<\/p>\n\n\n\n

    Neither the\ncourts’ permission nor a foreclosure sale is required in the cancellation of\ncontracts for deed. And if the defaulting buyer owes more than the property’s\nmarket value, the seller may take legal action against the buyer\nfor breach of contract. In this fashion, the seller can ultimately\nregain what the buyer owes in back payments. <\/p>\n\n\n\n

    In\nSum: Prepare a Quitclaim Deed at the Contract’s Execution; Use a Warranty\nDeed When the Contract Is Completed<\/h2>\n\n\n\n

    Owner\nfinancing can be a helpful option for a property with no\noutstanding mortgage \u2013 perhaps a home that has provided a source\nof rental income over the years, or a home that’s lingering on the market and\nneeds some creative planning to sell.<\/p>\n\n\n\n

    Overall,\nowner financing can be an excellent way to augment a property owner’s income.\nIt’s relatively quick. When underwriters rule out potential buyers who\nhave recent employment changes or other barriers to the traditional\nmortgage loan approval, owner financing offers a workaround.<\/p>\n\n\n\n

    Possible\ndefault is the main risk in this approach. Yet a quitclaim deed,\nsigned at the very beginning and retained, eases the home’s return to the\nseller if necessary.<\/p>\n\n\n\n

    The warranty\ndeed is the standard document, appropriate at the completion of a contract for\ndeed sale. At execution, a pre-signed quitclaim deed can\nprove helpful in risk management.<\/p>\n","protected":false},"excerpt":{"rendered":"

    A contract for deed sale can present a convenient alternative to the traditional real estate conveyance. In this owner-financed deal, the buyer usually lives on the property upon the execution of the contract. While enjoying the property, the buyer pays for it in monthly installments, until the agreed-upon price has been paid in full. Down the road, when full payment […]<\/p>\n","protected":false},"author":2,"featured_media":3525,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[75,44],"tags":[775,773,776,774,251,233,438,517,253],"class_list":["post-575","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-contract-for-deed","category-quitclaim-deed","tag-buyer-default","tag-contract-for-deed-sale","tag-legal-title-transfer","tag-owner-financing","tag-property-conveyance","tag-quitclaim-deed","tag-real-estate-law","tag-real-estate-transactions","tag-warranty-deed"],"yoast_head":"\nThe Quitclaim Deed\u2019s Function in a Contract for Deed Sale - Deeds.com<\/title>\n<meta name=\"description\" content=\"Explore how quitclaim deeds function in owner-financed real estate sales, ensuring smooth transactions and risk management. 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