How to file a quitclaim deed
Filing a quitclaim deed is not complicated, but it is exacting. Almost every rejection comes from the same handful of mistakes, and all of them are avoidable if you work through the steps in order.
The seven steps
- Find your current recorded deedYou need the legal description from it, exactly as written. If you can't find it, your county recorder can send a copy, usually a few dollars, often downloadable. How to find your legal description.
- Confirm a quitclaim is the right instrumentIt is right for family transfers, adding or removing a name, funding a trust or an LLC, and fixing errors. It is wrong for an arm's-length sale, and it cannot move title out of a deceased person's name.
- Get everyone's full legal name and addressExactly as they appear on the current deed and on government ID. Middle names matter. A mismatch creates a gap in the chain of title that surfaces years later at a closing.
- Complete the deedGrantor, grantee, consideration, the legal description, the vesting language, the notary block, and whatever recitals your state requires. This is what Deedly builds for you.
- Sign in front of a notaryNever in advance. The signature has to be made in the notary's presence. 4 states also require witnesses. Banks, credit unions, and shipping stores all have notaries.
- Complete the transfer tax paperworkMost states require a declaration or affidavit with the deed, even when the transfer is exempt. Missing it is a common rejection.
- Record itWith the recording office in the county where the property sits. Pay the fee, keep the receipt, and wait for the stamped original to come back by mail.
What it costs
| Item | Typical cost |
|---|---|
| Preparing the deed (Deedly) | $39 |
| Preparing the deed (attorney) | $300–$1,200 |
| Notarization | $5–$25, often free at your bank |
| County recording fee | $10–$100 depending on the state |
| Transfer tax | $0 in 14 states; elsewhere often exempt for gifts and family transfers |
The five mistakes that cause rejections
- A wrong or abbreviated legal description. A street address is not a legal description.
- Missing witnesses. Florida, Georgia, South Carolina and Louisiana require them; most online templates do not include the lines.
- Writing into the top margin. That space is reserved for the recording stamp, and it ranges from 1 to 3.5 inches depending on the state.
- An incomplete notary block. A blank date, county, or commission expiry gets the whole package returned.
- A missing tax declaration. Required in most states even when no tax is owed.
How long it takes
In person: same day. E-recording: usually same day. By mail: one to three weeks before the stamped original comes back. The transfer itself is effective on delivery, not on recording, but record it anyway, immediately.
$39, with your county's filing instructions included.
Common questions
Yes. No state requires an attorney to prepare or record a deed. What matters is that the document is correct and properly executed, which is exactly where DIY attempts go wrong, and exactly what Deedly handles.
Only the grantor, the person giving up the interest, has to sign in most states. A few require or expect the grantee to sign as well, and some states require a non-owner spouse to join even though they are not a party. Deedly adds the signature blocks your state needs.
The transfer is still valid between the parties, but the world does not know about it. That means a later buyer or creditor who records first can defeat your interest, the property tax bill keeps going to the old owner, and title companies won't insure a sale. Record it.
Keep reading
Deedly is not a law firm
We provide self-help software and state-specific statutory forms; you make your own decisions about your property. Using Deedly does not create an attorney-client relationship, and nothing here is legal advice. If your situation is complex or contested, talk to a licensed attorney in your state.