{"id":916,"date":"2020-07-08T07:30:08","date_gmt":"2020-07-08T11:30:08","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=916"},"modified":"2024-04-25T23:20:30","modified_gmt":"2024-04-26T03:20:30","slug":"defending-a-quitclaim-deed","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/defending-a-quitclaim-deed\/","title":{"rendered":"Defending a Quitclaim Deed"},"content":{"rendered":"\n<figure class=\"wp-block-image aligncenter size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"585\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/12\/defending-your-quitclaim-deed-1024x585.png\" alt=\"\" class=\"wp-image-3547\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/12\/defending-your-quitclaim-deed-1024x585.png 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/12\/defending-your-quitclaim-deed-300x171.png 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/12\/defending-your-quitclaim-deed-768x439.png 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/12\/defending-your-quitclaim-deed-1536x878.png 1536w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/12\/defending-your-quitclaim-deed.png 1792w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p>The quitclaim is famous for being the simplest way to give\nup an interest in real estate. Unlike a warranty deed, the quitclaim grants\nwhatever interest a person has to the other person, but offers no assurances that\nthe title is clear.<\/p>\n\n\n\n<p>Once a quitclaim is signed and recorded, can the deed be\nchallenged in court? Yes, it can. Recording your deed only provides notice of\nyour ownership claim to the public. It does not guarantee ownership.<\/p>\n\n\n\n<p>Because quitclaims make no guarantees about the property&#8217;s\ntitle or condition, a court that hears a challenge to your deed will simply be\nexamining the quitclaim to find out if the transfer was legally correct. So, if\nyou received an interest through a quitclaim deed, you\u2019ll want to be able to show\nthat the grantor properly conveyed the deed to you. In this article, we take a\nlook at why you might hold a quitclaim deed in the first place, and how to hold\nonto your property if that deed is challenged. <\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">Why a Homeowner Receives a Quitclaim Deed<\/h2>\n\n\n\n<p>A quitclaim deed isn\u2019t used in the arm\u2019s-length transactions\ntypical when a home goes on the market. Instead, it\u2019s commonly used:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>To transfer property among people who know each\nother \u2014 often from one family member to another. <\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>To transfer complete ownership to just one of two\nco-owners. &nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>To take one divorcing partner off the home title\n\u2014 leaving the entire home with the other ex-spouse. <strong><em>Note:<\/em><\/strong> As a&nbsp;quitclaim\nonly releases the deed and not the mortgage, selling or refinancing&nbsp;is\ncommon when the home in a divorce settlement includes a home with a&nbsp;mortgage.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>When owners marry, and one wishes to transfer a\nhome out of sole ownership and place it in the names of the newly married pair.\n<strong><em>Note:<\/em><\/strong> Consider having a real estate attorney review potential tax\nor inheritance consequences.<\/li>\n<\/ul>\n\n\n\n<p>There are additional ways for a quitclaim deed to come into\nplay in home ownership. A few more examples are:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>To reflect an owner\u2019s name change.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>To change the title\u2019s <a href=\"https:\/\/www.deeds.com\/articles\/hows-your-property-vested-it-matters-as-much-as-your-will-or-trust\/\">vesting<\/a>\n\u2014 that is, the way co-owners hold title.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>To move property into or out of an LLC, sole\nproprietorship, corporation, or family trust.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>In a tax sale, by which the government sells and\nconveys a foreclosed house with the ownership interest it claimed, and provides\nthe buyer no warranty against title defects.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>As a deed of release to clear up any possible\ncloud on title. Indeed, a title insurer or lender may recommend having someone\nwho might have a claim execute a quitclaim deed to <a href=\"https:\/\/www.deeds.com\/quitclaim-deed\/\">clear up a title<\/a> before\ninsuring or approving a loan on it. <strong><em>Note:<\/em><\/strong> If you need to clear up\na cloud on your title and are contemplating a quitclaim deed to do the job, do\nseek advice from a real estate law firm or title agency.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>When a parent or other relative wishes to pass\nalong a home rather than let the home head for <a href=\"https:\/\/www.deeds.com\/articles\/your-real-estate-and-probate\/\">probate<\/a>.\n<strong><em>Note:<\/em><\/strong> Using a quitclaim to pass an asset along after death might\nnot be the best approach. A beneficiary of a home that\u2019s instead left in a will\ngets a stepped-up cost basis \u2014 relief from possibly large capital gains taxes\nif they wish to sell their bequeathed house. <\/li>\n<\/ul>\n\n\n\n<p><a href=\"https:\/\/www.deeds.com\/quitclaim-deed\/\">Create a Quitclaim Deed Here<\/a> <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">How a Quitclaim Deed Gets Challenged<\/h2>\n\n\n\n<figure class=\"wp-block-image alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"664\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/07\/soon-santos-wULS7wICFwM-unsplash-1024x664.jpg\" alt=\"Image of two people practicing martial arts captioned Defending a Quitclaim Deed.\" class=\"wp-image-917\" style=\"width:512px;height:332px\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/07\/soon-santos-wULS7wICFwM-unsplash-1024x664.jpg 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/07\/soon-santos-wULS7wICFwM-unsplash-300x194.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/07\/soon-santos-wULS7wICFwM-unsplash-768x498.jpg 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/07\/soon-santos-wULS7wICFwM-unsplash.jpg 1120w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p>It\u2019s no mean feat to challenge a recorded quitclaim deed.\nThe challenger has the burden of proof that the deed is not valid. Why would it\nnot be valid? The challenger could claim forgery, for example, or that the\ngrantor signed under pressure.<\/p>\n\n\n\n<p>When defending a quitclaim deed against a challenge, a\nlawyer might contact witnesses to the deed\u2019s execution, or seek out relevant\ncorrespondence to examine the grantor\u2019s intent to leave you with the property\ninterest. Or the grounds for a challenge could involve legal technicalities. <\/p>\n\n\n\n<p>Consider these possible challenges to your deed:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Erroneous information on the deed.<\/strong> Be\nsure the correct property description appears on your deed. The complete legal\ndescription of any address is available from the Recorder of Deeds in the\nproperty\u2019s county. &nbsp;What can you do to defend your deed if the description\nhas an error? We recommend <a href=\"https:\/\/www.deeds.com\/articles\/an-error-in-the-legal-description-of-the-deed-what-happens-now\/\">updating\na flawed deed<\/a> before it becomes a problem. <\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Notary and recorder issues:<\/strong> A quitclaim\ndeed should be signed in front of a notary public, for several reasons.\nNotarization indicates that the grantor signed it over to you with\nunderstanding and free will. A quitclaim that hasn\u2019t been notarized can\u2019t be\nrecorded. And if you don\u2019t record the deed, you could lose it. Moreover, an\nunrecorded deed only binds you and the grantor. Another person could come along\nand challenge your unrecorded deed. <\/li>\n<\/ul>\n\n\n\n<p>Remember that recording is public notice of\nyour ownership. If you record your deed late \u2014 after a different claim was\nrecorded by someone else \u2014 you may have lost your ability to defend your deed,\nunder state law. Be sure to <a href=\"https:\/\/www.deeds.com\/articles\/recording-real-estate-documents-time-is-priority\/\">read\nabout the order of recording<\/a> and its effect.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Fraud or duress. <\/strong><a href=\"https:\/\/www.deeds.com\/articles\/the-quitclaim-deed-and-fraudulent-real-estate-transactions\/\">Quitclaims\nsigned under pressure<\/a> can be challenged on the grounds that coercion\nor threats were used to extract the property \u2014 or even that the signature on a\nnotarized deed was faked. A lawyer can advise you on how to gather the facts and\nwitnesses to show the grantor signed the deed knowingly and deliberately to\nyou.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Mental capacity:<\/strong> Lack of mental capacity\ncould be the result of mental illness, cognitive decline or disability, an\naccident, or another form of serious impairment. To defend the deed against\nthis type of challenge, your lawyer may seek the grantor\u2019s medical records as\nwell as expert opinions and the impressions of witnesses. <\/li>\n<\/ul>\n\n\n\n<p>State law sets forth the allowable time period for filing a\npetition to challenge a property deed. After a certain amount of time passes, most\ndeeds, quitclaims included, may not be unsettled. This is so, even if they were\nvoid <em>ab initio<\/em> (void from the start, that is \u2014 such as forged deeds). <\/p>\n\n\n\n<p>If anyone believes they can challenge your deed, check the time limits supplied by any statute of limitations, as well as the marketable record title laws of the home\u2019s state. These will vary. Texas law, one real estate attorney notes, has spent less time ironing out the \u201c<a href=\"https:\/\/www.grayreed.com\/portalresource\/lookup\/wosid\/cp-base-4-121402\/media.name=\/Morris_QuitclaimDeeds.pdf\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">dire consequences<\/a>\u201d of quitclaims than other states, which are more forgiving.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Defending the Deed for Good: The Quitclaim, Insurance, and Quiet Title\nActions <\/h2>\n\n\n\n<p>Owner\u2019s title insurance can help protect a deed holder from court\nchallenges, and can cover the costs of having title problems fixed. So, can you\nget title insurance for your quitclaim deed? Not necessarily. A title insurer\nexpects the previous owner to provide warranties, and that didn\u2019t happen with a\nquitclaim.<\/p>\n\n\n\n<p>As a non-warranty deed, the quitclaim does not guarantee the&nbsp;integrity\nof the title. Therefore, by the very nature of the quitclaim deed, its\nrecipient has no warranty against the person who transferred it. The recipient\nmay be getting no property at all, if the grantor had no valid ownership claim.\nBad actors have used quitclaim deeds to convey property they do not own, and\ntake off with a buyer\u2019s funds.<\/p>\n\n\n\n<p>A holder of a quitclaim deed can undertake a quiet title\naction in the county if needed to prove clear title for good. This is one\noption available to real estate investors who receive deeds through quitclaims in\ntax sales. In a quiet title action, the court can correct defects in the home\u2019s\nconveyance history, and affirm the owner\u2019s rightful position in the <a href=\"https:\/\/www.deeds.com\/articles\/what-is-the-chain-of-title-in-real-estate\/\">chain\nof title<\/a>. <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Conclusion: An Important Tool in the Right Situation<\/h2>\n\n\n\n<p>With a quitclaim, the emphasis is on a grantor disclaiming or giving up an interest in property, rather than conveying it. Used appropriately, it\u2019s an important tool. Yet to be considered valid and complete, a quitclaim should always follow a warranty deed. And those who accept a quitclaim in exchange for a payment should engage in proactive self-defense: hire a title company to perform a title search and provide an assessment first. <\/p>\n\n\n\n<p class=\"has-small-font-size\">Photo credit: Soon Santos, <a href=\"https:\/\/unsplash.com\/photos\/wULS7wICFwM\">via Unsplash<\/a>.  <\/p>\n","protected":false},"excerpt":{"rendered":"<p>The quitclaim is famous for being the simplest way to give up an interest in real estate. Unlike a warranty deed, the quitclaim grants whatever interest a person has to the other person, but offers no assurances that the title is clear. Once a quitclaim is signed and recorded, can the deed be challenged in [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":3547,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[44],"tags":[800,799,797,798,361,785,233,720],"class_list":["post-916","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-quitclaim-deed","tag-defending-property-rights","tag-fraud-in-real-estate","tag-legal-challenges","tag-notarization-issues","tag-property-transfer","tag-quiet-title-action","tag-quitclaim-deed","tag-title-insurance"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Defending a Quitclaim Deed - Deeds.com<\/title>\n<meta name=\"description\" content=\"The complexities of defending a quitclaim deed against legal challenges. 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