Highlands County Quitclaim Deed Form

A Florida quitclaim deed does its work through two labels the statute itself supplies: a first party, who gives up whatever interest the deed describes, and a second party, who receives it. This fillable form prepares that deed for Florida real property exactly as section 689.025, Florida Statutes, frames it: the statutory narrative on the first page, the grantor and witness signatures on the second, and the notary certificate on the third, arranged for the county recording counter.

What the first party gives, the second party gets

The operative sentence remises, releases, and quitclaims to the second party every scrap of right, title, interest, claim, and demand the first party holds in the described land, with its improvements and appurtenances, and stops there. No covenant of title travels with those words, no promise that the interest is whole, and no duty to defend it; what the grantor holds at delivery is what passes, and where the grantor holds nothing, nothing does. That candor keeps the deed at the center of transfers between people who already know the title: a divorce judgment carried into the record, an inherited fraction consolidated, a stray interest released so a chain of title reads cleanly. Florida's recording act even classes the grantee under a quitclaim as a bona fide purchaser without notice, a status section 695.01(2) settled in 2023 after decades of debate in the older case law.

The base configuration: one first party, one second party

The form recites a single first party conveying to a single second party, each named with a post office address, and it carries exactly the architecture that pattern needs: one grantor signature block, two subscribing witness blocks, and one acknowledgment certificate. It carries no entity or trustee capacity recital, no attorney-in-fact recital, and no joining-spouse signature block, so the printed deed stays as short as the statute allows. A record presenting a different picture, spouses conveying together, a company or trustee as titleholder, or a married owner's constitutional homestead calling for the spouse's joinder, presents a configuration this deed does not recite.

Blanks the statute itself asks for

Section 689.025 builds two data points into the deed's face: a legible legal description, copied from the vesting deed, and a blank for the property appraiser's parcel identification number, filled in before recording when the number is available; the statute adds that a missing or wrong parcel number affects neither validity nor recordability. The recording statute layers on the rest. Since January 1, 2024, section 695.26 wants each witness's printed name under the witness signature and each witness's post office address on the instrument, alongside the grantee's address, the printed names under every signature, and the name and address of the natural person who prepared the deed. The form dedicates a labeled line to each item, and the first page keeps the statutory 3 inch by 3 inch square at the top right clear for the clerk.

Stamps, fees, and the counter

The clerk of the circuit court records the deed in the county where the land lies and collects documentary stamp tax under section 201.02 at recording: 70 cents per 100 dollars of consideration everywhere except Miami-Dade County, which applies its own rate and surtax structure. Consideration means more than cash; an outstanding mortgage on the property counts even when nobody assumes it, which is how a family gift of an encumbered house becomes a taxable transfer. Recording charges follow section 28.24, listed on every clerk's fee schedule by page count.

Inside the download

The package holds the blank statutory form as a fillable PDF with a removable instructions page, a guide that walks the deed entry by entry, describes how Florida grantees may hold title, and explains witnessing, notarization, and recording, and a completed example showing a finished Orange County deed from the execution date through the notary block. The materials are informational and are not legal advice; a Florida attorney can apply these statutes to a particular title or transaction.