Franklin County Quitclaim Deed (Individual Grantor) Form

This quitclaim deed is set up for one individual grantor conveying Idaho real property. The form carries a single grantor signature line and a single acknowledgment certificate, and it transfers to the named grantee exactly the interest the grantor holds at delivery, whatever that interest turns out to be, without any warranty of title.

A release of interest, not a promise of title

A quitclaim deed, often searched as a quit claim deed, releases whatever the grantor owns rather than promising what the grantee will get. It carries no covenant that the title is clear, no promise to defend it, and no assurance that the grantor owns anything at all; existing mortgages, liens, easements, and restrictions ride through the conveyance untouched. That bare mechanism is exactly why the instrument appears so often in Idaho records between parties who already know the title: transfers between relatives, deeds moving property into or out of a revocable living trust, divorce settlements dividing what the decree awarded, and deeds clearing a stray or doubtful interest from the chain of title.

Why the word grant does not appear

Idaho attaches legal consequences to a single word. Under Idaho Code Section 55-612, a conveyance that uses grant as an operative word implies two covenants unless the deed expressly restrains them: that the grantor has not already conveyed the same estate to someone else, and that the estate is free of encumbrances the grantor created or suffered. A quitclaim deed exists to convey without covenants, so this form remises, releases, and forever quitclaims, and its conveyance section states expressly that no Section 55-612 covenant is implied. The deed also satisfies the content rule of Idaho Code Section 55-601, which requires the grantee's name and complete mailing address on the face of the instrument.

One grantor, one signature, one certificate

The form recites exactly one grantor. It carries that grantor's signature line, a printed-name and date entry, and one notarial certificate in the statutory short form of Idaho Code Section 51-116, the acknowledgment Idaho Code Section 55-805 requires before a deed is entitled to record. Idaho deeds take no subscribing witnesses. An unmarried owner, and a married owner conveying non-homestead separate property, present the single-signer pattern the form recites; so does the interspousal transfer under Idaho Code Section 32-906(2), where one spouse deeds to the other and only the grantor spouse executes and acknowledges the instrument. Idaho is a community property state, and a conveyance of community real estate joins both spouses under Idaho Code Section 32-912, as does a conveyance of a married person's homestead under Section 55-1007; the form is not set up as a two-spouse instrument, and those configurations follow a different signing pattern.

Recording in the county where the land lies

An Idaho deed is recorded with the county recorder of the county where the property is located, and the recording fee is set statewide at fifteen dollars for a deed of thirty pages or fewer. Idaho imposes no transfer tax and asks for no transfer declaration, so the acknowledged deed is ordinarily the complete recording package. Recording is how the grantee's priority is protected: Idaho follows a race-notice rule, and an unrecorded conveyance is void against a later good-faith purchaser for value who records first. The first page of this form reserves a full three inches at the top, which covers every recording-stamp and label space published by Idaho county recorders, and the layout meets the statutory page size and legibility standards for recorded instruments.

What arrives with the download

The purchase delivers the fillable quitclaim deed form, a completed example showing a realistic Ada County transfer filled in section by section, and a guide that walks through each entry, the signing and notarization step, and the recording process. The materials describe Idaho law in general terms and are informational only, not legal advice; an Idaho attorney can address how these rules operate on a specific title.