Douglas County Quitclaim Deed (Trustee Grantee) Form

On this Nevada quitclaim deed the trust sits on the receiving end. The grantee entry names a trustee, the trust that trustee serves, and the date of the trust instrument, and the conveyance sentence carries that capacity into the vesting language, so the record shows title resting in a fiduciary, not a person. One grantor signs, and one acknowledgment certificate closes the document. A quit claim deed to a trust, a quick claim into a living trust: the informal phrases point here.

Capacity is part of the grant

Section 2 collects four entries on the receiving side: the trustee, the trust, the date of the trust instrument, and the grantee mailing address that NRS 111.312(1) makes a condition of recording. Section 8 then states that title vests in the grantee in the capacity of trustee of that trust and not in an individual capacity, so an examiner reading the deed alone sees which hat the grantee wears. Nevada's notarial statutes assume the same distinction, setting a representative capacity short form at NRS 240.1665 beside the individual form at NRS 240.166. Section 6, the tax statement entry NRS 111.312(3) requires, ordinarily names the trustee too.

What a quitclaim hands a trust

It hands over the grantor's actual position and nothing better. NRS 111.170 attaches limited implied covenants to a deed built on the words grant, bargain and sell; this one omits them and says so on its face. NRS 111.070 supplies the measure of what moves, passing the whole estate the grantor holds at delivery unless the instrument's own terms reserve less. The trustee takes the parcel with every lien, easement, and defect already burdening it.

One grantor, a trustee grantee

The form prints a single grantor entry, one signature line with the printed name NRS 247.190 places beneath signatures, and one certificate. Shapes in the Nevada record presenting this configuration include an owner moving a parcel into a trust another person administers, an heir releasing a fractional interest so the whole parcel stands in the trustee's name, and a settlor conveying to a successor trustee who has taken office. Two vesting consequences sit close by, both treated in the guide: Smolen v. Smolen held that a joint tenant's transfer to a revocable trust severed the joint tenancy, and NRS 111.064 ends survivorship in community property with right of survivorship when either spouse transfers that interest during marriage. This deed is built around one signing owner; NRS 123.230(3) calls for both spouses to join in and acknowledge a conveyance of community real property.

Exemption 7 and the certificate of trust

The transfer tax question turns on a document the trustee brings, not on anything printed in the deed. NRS 375.090(7) exempts a transfer of title to or from a trust without consideration where a certificate of trust is presented at the time of transfer, and recorder guidance published in Clark, Washoe, and Lyon Counties reads it the same way: the declaration states that no consideration passed, exemption 7 is claimed by number, and a certificate of trust, an affidavit of trust, or the trust instrument goes across the counter as support. NRS 164.400 describes that certificate as an affidavit signed and acknowledged by all currently acting trustees; NRS 164.410 lists its contents. Absent the exemption the recorder collects the tax before accepting the deed, at $1.95 for each $500 of value in most counties, $2.05 in Washoe and Churchill, and $2.55 in Clark.

The deed moves the land, it does not make the trust

A Nevada trust in relation to real property draws its validity from NRS 163.008, which looks for a written instrument signed by the trustee, or one conveying the trust property signed by the settlor, and permits that trust to be recorded where the land lies. This instrument is the conveyance, not the trust, and it supplies no trustee powers: authority to sell, encumber, or distribute comes from the trust instrument and from NRS Chapter 163.

What the download holds

The package holds the fillable blank deed, a completed example worked through a Lyon County fact pattern, and a guide covering every numbered section, the ownership forms Nevada recognizes, and the recording steps. The State of Nevada Declaration of Value is a Nevada Tax Commission form submitted separately and is not included here. Everything in the package is informational. None of it is legal advice, and a Nevada attorney can speak to how these statutes fall on one specific parcel, trust, or chain of title.