Franklin County Quitclaim Deed (Reserving Life Estate) Form

Maine reads a reservation in a deed as a fee simple unless the deed clearly says otherwise. That rule, in section 772 of the Short Form Deeds Act, is what this form is drafted around: a quitclaim deed without covenant on which one individual grantor releases Maine real property to a named grantee and holds back an estate measured by the grantor's own life, in words stating that the reserved interest is not a fee and lasts no longer than the grantor.

The sentence that keeps a reservation from swallowing the deed

33 M.R.S. Section 772 provides that a conveyance or reservation of real estate is construed to convey or reserve an estate in fee simple unless a different intention is clearly expressed in the instrument, and it names the ways of expressing one: a statement that the interest is other than an estate in fee, a duration limited to less than perpetual, or a restriction of the interest to the use and benefit only of the person to whom it is reserved. The operative section of this deed takes the first two routes in a single sentence, calling the reserved estate an interest other than an estate in fee and limiting it to the term of the grantor's natural life. That text arrived after the Law Court measured the section's reach in Tarason v. Wesson Realty, LLC, 2012 ME 47, so a Maine deed drafted now carries the answer on its face.

Two estates, one signature

The form recites exactly one grantor, an individual signing personally, and one grantee entry. What the release moves is a remainder: a present interest in a future possession, vested when the deed is delivered and recorded, becoming an estate in possession when the reserved life estate ends at the grantor's death. What stays behind is the life estate: the right to possess, occupy, use, and lease the property and take its rents and profits while the grantor lives. Ownership patterns that bring this shape to a Maine registry include a parent placing the family home in an adult child's name while keeping the right to live there, and a landowner passing a camp to the next generation while keeping its use and income for life. A deed that reserves nothing, a deed carrying two grantors, a life estate measured by someone else's life, and deeds signed by companies, trustees, personal representatives, or agents under a power of attorney present configurations this form does not recite. The reservation clause names the grantor and measures the estate by the grantor's own life, so grantor and life tenant are the same person throughout.

Released, with nothing promised

Warranty in Maine follows the covenant phrase a deed prints rather than the words in its title. This deed prints none, the without covenant slot of the Section 775 statutory appendix, while Sections 161 and 771 give the operative word its scope: a release passes every estate the grantor could pass by a deed of any other form. The grantee takes the remainder as the record supports it, subject to the mortgages, easements, restrictions, and liens already fastened to the parcel, listed in a numbered section above a printed line stating that the listing creates no covenant. Nothing in the statutes makes a reserved life estate revocable either, which is the honest difference between this instrument and Maine's statutory transfer on death deed.

What the counter asks for

Recording happens at the registry of deeds for the county where the land lies, for the statutory 40 dollar fee, on pages laid out to Maine's all-county registry standards. A transfer tax declaration travels with the deed unless an exemption applies, and value is a defined term: 36 M.R.S. Section 4641 sets it at the actual consideration, or at open market value for a gift or a deed reciting nominal or no consideration. Section 4641-C exempts deeds between parent and child, grandparent and grandchild, or spouses without actual consideration, claimed on the declaration with the reason stated.

The download holds the blank deed as a fillable PDF, a plain language guide to the nine numbered sections and to recording, and a completed example filled in for a Piscataquis County parcel. Searchers reach this instrument as a life estate deed, a deed reserving a life estate, or a quit claim deed with life estate; the materials are informational and are not legal advice.