Buffalo County Quitclaim Deed (Married Grantor with Non-Owner Spouse Joinder) Form

One signature on this deed conveys nothing, and the deed is invalid without it. That is the shape of this Wisconsin quitclaim deed: a married individual who holds record title conveys the property, and a spouse who is not a record owner signs a joinder block underneath. Wis. Stat. § 706.10(4) supplies the conveyance; Wis. Stat. § 706.02(1)(f) is the reason for the second signature.

A rule that follows the dwelling, not the vesting deed

Wisconsin conditions the validity of a conveyance alienating a married person's homestead interest on the signature or joinder of each spouse, excepting conveyances directly between spouses and asking only the purchaser to sign a purchase money mortgage. Homestead carries a measured meaning: the dwelling plus the surrounding land reasonably necessary to use it as a home, never under one-fourth acre where that much is available and never over 40 acres. Wis. Stat. § 706.01(7). Because the test looks to the dwelling rather than to the chain of title, it catches the spouse whose name appears nowhere in the record.

State appellate law leaves little slack in it. Wangen v. Leum holds that the necessity of a spouse joining in a deed of a homestead admits no waiver and that no finding of agency saves the deed. Weber v. Weber holds that the protection is surrendered affirmatively, by actual signing. U.S. Bank National Association v. Stehno treats mortgages executed by a lone married signer with a homestead interest as invalid from the start. A quitclaim deed carries no warranty to fall back on, so an invalid conveyance leaves the grantee nothing to enforce.

What the joinder block states, and what it withholds

Section 12 puts the joinder in the instrument's own words. The spouse named in Section 2 joins in the conveyance under Wis. Stat. § 706.02(1)(f) and releases any interest in the property as a homestead, and that spouse conveys no other interest, makes no warranty, and takes no interest under the deed. The withholding clause does real work in the record: a bare second signature can otherwise read years later as a grant by a person who never held title, or as a covenant from a signer who never made one.

Around it sit a grantor section, a separate section naming the joining spouse, a homestead status line, two signature blocks, and a Wis. Stat. § 140.16(1) short form certificate under each signature, so the signers may appear before different notarial officers on different days. Wisconsin also allows the joinder to arrive as a separate recorded conveyance; this instrument keeps both signatures on one document. The configuration is not built for two record owners, for spouses who both appear on the vesting deed, for an unmarried sole owner, or for a signer acting under a power of attorney or as a trustee.

Marital property beside the homestead rule

Two chapters meet here without merging. Wis. Stat. § 766.51 ties management and control of titled real estate to the form of title, so an owner named alone on the vesting deed acts alone as to that titled interest, while § 766.51(8) keeps the homestead signature rule standing separately and § 766.53 adds a two-spouse requirement for gifts of marital property to third persons above the statutory threshold. Collecting the untitled spouse's signature is how one instrument answers a rule the title form cannot reach.

Recording money and recording format

Every register of deeds charges $30 for the document under Wis. Stat. § 59.43(2)(ag)1, page count aside. The transfer fee sits on the grantor at 30 cents for each $100 of value under Wis. Stat. § 77.22(1), collected as the instrument crosses the counter with the receipt from the electronic transfer return the state requires. Section 5 of the form is the labeled line where an exempt conveyance names its Wis. Stat. § 77.25 subsection, which § 77.25(8m) makes a condition of recording. Format follows § 59.43(2m): the blank three inch square in the upper right of page one, the document name near the top, first page return information, the drafter statement, and a parcel number line for counties using one.

What the purchase includes

The package holds three files: the fillable deed, a completed example set in Milwaukee County where the grantor and the joining spouse acknowledge on separate dates in separate counties, and a plain language guide taking each blank in turn, with the execution rules and the recording package. These materials describe Wisconsin law generally, for information only, and are not legal advice.