{"id":962,"date":"2020-08-20T06:00:44","date_gmt":"2020-08-20T10:00:44","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=962"},"modified":"2024-04-25T23:20:29","modified_gmt":"2024-04-26T03:20:29","slug":"buying-property-with-a-quitclaim-deed-in-massachusetts","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/buying-property-with-a-quitclaim-deed-in-massachusetts\/","title":{"rendered":"Buying Property with a Quitclaim Deed in Massachusetts"},"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\/buying-property-with-a-quitclaim-deed-in-massachusetts-1024x585.png\" alt=\"\" class=\"wp-image-3559\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/12\/buying-property-with-a-quitclaim-deed-in-massachusetts-1024x585.png 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/12\/buying-property-with-a-quitclaim-deed-in-massachusetts-300x171.png 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/12\/buying-property-with-a-quitclaim-deed-in-massachusetts-768x439.png 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/12\/buying-property-with-a-quitclaim-deed-in-massachusetts-1536x878.png 1536w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/12\/buying-property-with-a-quitclaim-deed-in-massachusetts.png 1792w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\"><strong><em>A Quitclaim? No problem. It\u2019s Common Practice Here \u2014\nand Safeguarding Your Title Is Straightforward.<\/em><\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Three major Massachusetts real estate deeds are commonly\nused: the quitclaim deed, the warranty deed, and the release deed. In contrast\nto most other places, Massachusetts home buyers receive their property through quitclaim\ndeeds. So, we need to delve into the use of the quitclaim deed in\nMassachusetts.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">Title Promises in the Massachusetts Statutory Quitclaim<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">As our regular readers know, a <a href=\"https:\/\/www.deeds.com\/forms\/massachusetts\/quitclaim-deed\/\">quitclaim<\/a> transfers any interest one person holds in real property to a new owner. Yet in Massachusetts, the quitclaim can refer to two kinds of deeds:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>As in other states, the traditional <a href=\"https:\/\/www.deeds.com\/quitclaim-deed\/\">the traditional real estate quitclaim<\/a> is the go-to document for conveying homes between Massachusetts family members or owners and their businesses, for clearing title of ambiguities, and for relinquishing interests after divorce. This document transfers property without any warranty, as the conveyance typically happens within circles of close associates who have no questions about the title.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>In Massachusetts, a seller will also use a quitclaim\ndeed \u2014 the <em>statutory quitclaim deed<\/em> \u2014 to transfer real estate in an arm\u2019s\nlength sale to a buyer. This is a common, standard deed for Massachusetts home\nsales. With their statutory quitclaim covenants, these quitclaim deeds protect\nhome buyers the way a warranty deed would in most other states. They just limit\nthe seller\u2019s responsibility for really old title defects.&nbsp;<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">To take a look at what the statute actually says, we turn to the Massachusetts General Laws, Chapter 183, <a href=\"https:\/\/malegislature.gov\/Laws\/GeneralLaws\/PartII\/TitleI\/Chapter183\/Section11\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Section 11<\/a>. A statutory quitclaim deed carries:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em>\u2026the force and effect of a deed\nin fee simple to the grantee, his heirs and assigns, to his and their own use,\nwith covenants on the part of the grantor, for himself, his heirs, executors,\nadministrators and successors, with the grantee, his heirs, successors and\nassigns, that at the time of the delivery of such deed the premises were free\nfrom all encumbrances made by him, and that he will, and his heirs, executors\nand administrators shall, warrant and defend the same to the grantee and his\nheirs and assigns forever against the lawful claims<\/em> <em>and demands of all\npersons claiming by, through or under the grantor, but against none other.<\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">As you see, there\u2019s warranty language in the statute that protects the buyer. You can find this language and promise reiterated in <a href=\"https:\/\/malegislature.gov\/Laws\/GeneralLaws\/PartII\/TitleI\/Chapter183\/Section17\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Section 17<\/a>, describing the deed\u2019s quitclaim covenants.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">So, what we typically think a quitclaim deed does in most\nplaces is similar to what a <em>release deed<\/em> does in Massachusetts:\ntransfers property without title promises.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Transferring a Home: Key Elements of a Massachusetts Quitclaim Deed&nbsp; <\/h2>\n\n\n\n<figure class=\"wp-block-image alignright size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"493\" height=\"405\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/12\/key-elements-of-a-massachusetts-quitclaim-deed.jpg\" alt=\"\" class=\"wp-image-3560\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/12\/key-elements-of-a-massachusetts-quitclaim-deed.jpg 493w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/12\/key-elements-of-a-massachusetts-quitclaim-deed-300x246.jpg 300w\" sizes=\"auto, (max-width: 493px) 100vw, 493px\" \/><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">A valid Massachusetts deed is signed and acknowledged in\nfront of a justice of the peace or notary public. The buyer pays the fee to\nhave it recorded in the registry of deeds in the property\u2019s county. A\ncertificate of the deed\u2019s acknowledgement or proof of its execution must also\nbe recorded with the deed. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The deed must set forth:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Grantor and grantee.<\/strong> The seller (grantor)\nand buyer (grantee) must be named, with the grantee&#8217;s mailing address included.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Vesting.<\/strong> Massachusetts buyers may be sole\nowners, or they may be co-owners who <a href=\"https:\/\/www.deeds.com\/articles\/hows-your-property-vested-it-matters-as-much-as-your-will-or-trust\/\">vest\nthe title<\/a> as tenants in common, joint tenants, or tenants by the\nentirety. <\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Consideration.<\/strong> The purchase price is a\nbasis for valuation of the property and the calculation of transfer taxes.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Legal Description.<\/strong> Every deed must identify\nthe property being conveyed, sufficiently describing the parcel, including its\nphysical dimensions and boundaries (\u201cmetes and bounds\u201d), with reference to\nrecorded plans, surveyors\u2019 points, and visible boundary markers. <\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Rights and easements.<\/strong> The deed also notes\nutility easements, rights to street access, restrictions, covenants, and any\ntakings on the property. <\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Chain of title.<\/strong> The last prior deed must\nbe referenced to show the chain of title.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.deeds.com\/forms\/massachusetts\/quitclaim-deed-with-covenants\/\">See the Massachusetts Quitclaim With Covenants Form Here<\/a>. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If the deed is acknowledged in another state, outside of\nMassachusetts, this can be done with anyone authorized to acknowledge deeds. Be\nsure to attach a certificate of authority to the deed.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Safeguarding Your Massachusetts Home Title <\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Beyond having a duly executed deed, is there anything\nspecial Massachusetts buyers do to safeguard their ownership? Should they\nnegotiate for warranty deeds? They could, but it is not necessary, and it would\nbe more costly to obtain. An if a seller agrees to sell a Massachusetts home\nwith a warranty deed, it could complicate closing. When in Rome\u2026<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Massachusetts buyers, like buyers everywhere, need to pay for title insurance to protect their mortgage lenders. And they, too, may wonder if it\u2019s worthwhile to also buy an owner\u2019s policy, for their own protection. Some buyers balk, concerned that Massachusetts real estate brokers are taking sizable fees when buyers get these policies, as an oft-cited expos\u00e9 in <em><a href=\"https:\/\/commonwealthmagazine.org\/economy\/001-title-insurance\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Commonwealth<\/a><\/em> lays out. As the article notes, title defects were big problems in past decades, but are rare today. With most records online and easily updated, buyers rarely face unknown title flaws, so insurance payouts are relatively few. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">On the other hand, advocates for owner\u2019s title insurance\npoint out those few cases can run into tens of thousands of dollars in\nlitigation costs. They insist that buying a title policy for somewhere around\n2% of the home price makes sense. It\u2019s a one-time payment that stays with the\nhouse as long as the buyer does. After all, no title search can discover every\nincident that happened to the title or to the land&nbsp;years ago. <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">What Insurers Do If a Title Problem Turns Up<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">From the outset, title companies in Massachusetts (and\nelsewhere) only issue policies for titles they believe are sound. Underwriters\nwouldn\u2019t approve loans based on shaky policies. In this sense, we might think\nof the title policy as a confirmation, and a cost-effective element of backup\nprotection.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">And it\u2019s important to note that the companies don\u2019t just\nsend payouts to homeowners. Before paying out, a title company is likely to attempt\nto resolve the problem. It prepares cases for litigation, and deals with many\nof the expenses involved in clearing policy holders\u2019 titles. So, a title policy\u2019s\nbenefit isn\u2019t just a matter of whether it pays out. Holding a title policy\nmeans someone is standing by to deal with the details of any possible dispute\nthat could come up.&nbsp; <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In some situations, the insurance company will issue an\nindemnity agreement. This acknowledges that a title defect has been uncovered,\nbut should have no impact on ownership. This is an assurance that the homeowner\nwill be covered for any loss that could arise in the future on account of the\ntitle defect.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">When Title Searches Miss Things\u2014In Massachusetts and Elsewhere<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Stuff happens. <a href=\"https:\/\/www.deeds.com\/articles\/7-common-title-problems-in-real-estate-deals\/\">Unrecorded\nencumbrances, improper conveyances and boundary disputes<\/a> are still\nwith us, even in the digital age. They can create a need to defend the title\nagainst legal actions \u2014 and that\u2019s what owner\u2019s insurance is for.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Maybe a prior owner died before a deed was conveyed, so\nrelatives should have been on the title but weren\u2019t. Perhaps an unrecorded\neasement or lien waits in the title history. What if there\u2019s an encroachment or\na shared driveway, leading to a serious dispute? <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Or maybe there\u2019s a paid-off mortgage still clinging to the\nchain of title, because a mortgage company went out of business in the\nfinancial crisis of 2009 and never got around to recording a release. Perhaps a\nseller received a payoff letter with instructions to record the release with\nthe county, but didn\u2019t notice the instructions. A homeowner who has a title\npolicy can sell the home despite such surprises, as the buyer&#8217;s lender will\nusually accept the seller&#8217;s assurance that the insurer will assist.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">We could go on. Maybe the land was once the home of members\nof the Wampanoag&nbsp;or Nauset tribe of Massachusetts, and never properly\nconveyed. Or perhaps some underlying document was never correctly signed,\ndelivered, acknowledged or recorded. Maybe there\u2019s a forgery in the chain of\ntitle, or an undiscovered will that\u2019s yet to come to light. Owners\u2019 policies\nmay cover the costs of resolving these title issues.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Are the policies too pricey? Arguably so. Is it time for <a href=\"https:\/\/www.deeds.com\/articles\/real-estate-title-insurance-a-brief-explanation\/\">technological\ninnovation in title insurance<\/a>? No doubt \u2014 and that transformation is\ncoming. Is an owner\u2019s policy still important to buy? We\u2019d say so.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Supporting References<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">M.G.L. C. 183 \u00a7 17.<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">Rich Vetstein, <a href=\"http:\/\/massrealestatelawblog.com\/2011\/06\/06\/the-anatomy-of-a-massachusetts-quitclaim-deed\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Anatomy of a Massachusetts Quitclaim Deed<\/a>, <em>Massachusetts&nbsp;Real Estate Blog <\/em>(June 6, 2011). <\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">Photo credit: <a href=\"https:\/\/unsplash.com\/photos\/HQEtvlNzUyA\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Benjamin Rascoe,<\/a> via Unsplash. <\/p>\n","protected":false},"excerpt":{"rendered":"<p>A Quitclaim? No problem. It\u2019s Common Practice Here \u2014 and Safeguarding Your Title Is Straightforward. Three major Massachusetts real estate deeds are commonly used: the quitclaim deed, the warranty deed, and the release deed. In contrast to most other places, Massachusetts home buyers receive their property through quitclaim deeds. So, we need to delve into [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":3559,"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":[33,44],"tags":[760,811,813,812,361,233,179,438,720],"class_list":["post-962","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-massachusetts","category-quitclaim-deed","tag-deed-transfer","tag-massachusetts","tag-massachusetts-real-estate","tag-property-buying","tag-property-transfer","tag-quitclaim-deed","tag-real-estate","tag-real-estate-law","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>Buying Property with a Quitclaim Deed in Massachusetts - Deeds.com<\/title>\n<meta name=\"description\" content=\"Discover the unique aspects of buying property with a quitclaim deed in Massachusetts. 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