EnglishEspañol

Quitclaim Deed Generator

Fill in a quitclaim deed: who is giving up an interest in the property, who is receiving it, the legal description, the consideration, and a notary acknowledgment. Download a free PDF to sign in front of a notary. It runs in your browser. Read the warnings below before you use it.

Read before you sign:

  • Record it with the county recorder where the property is, after it is signed and notarized. An unrecorded deed can lose to a later buyer or lender.
  • Recording rules, fees, and transfer taxes vary by state and county. Check your county recorder's requirements first.
  • It gives no warranty. It conveys only whatever interest the grantor has, if any.
  • Witnesses may be required. Florida and Connecticut require two witnesses to a deed (Fla. Stat. § 689.01; Conn. Gen. Stat. § 47-5(a)(4)), and Florida's recording statute also requires each witness's and signer's post-office address (§ 695.26). The deed has two witness blocks; other states vary.
  • It does not remove anyone from a mortgage. The loan stays with the borrowers; talk to the lender.

A self-help template, not legal advice. RecordingLaw.com is not a law firm. For a transfer involving divorce, a trust, an estate, or a mortgage, talk to a real estate lawyer or title company.

The deed is generated in English because it is filed in a U.S. county recording office.

Property

Legal description

Copy the legal description word for word from the last recorded deed for this property (the county recorder can give you a copy). Do not type the street address here. One wrong word or number can describe different land.

Parties

Use full legal names. Separate two or more people with “and”.

Consideration (what the grantee gives in return)

Type numbers with a period for decimals and no other symbols, for example 1500.50.

Recording information

Fill in every required item to download this form:

  • State
  • County
  • Grantor name(s)
  • Grantee name(s)
  • Legal description (copied from the last recorded deed)

Everything runs in your browser. Nothing you type is sent to or stored on our server.

Quitclaim Deed

Recording requested by and, when recorded, return to: ______________________________

Mail tax statements to: ______________________________

This instrument was prepared by (name and post-office address): ______________________________

(Space above this line for the recorder’s use)

[GRANTOR] (“Grantor”), for good and valuable consideration, the receipt of which is acknowledged, hereby remises, releases, and quitclaims to [GRANTEE] (“Grantee”), all of Grantor’s right, title, and interest, if any, in the following real property in [COUNTY] County, [STATE]:

Legal description:

[LEGAL DESCRIPTION: COPY IT EXACTLY FROM THE LAST RECORDED DEED]

This deed is made without warranty of title of any kind, express or implied. Grantor conveys only the interest, if any, that Grantor holds on the date of this deed.

Dated: ________________

GRANTOR

Signature: ______________________________

Printed name: ______________________________

Post-office address: ______________________________

 

WITNESS 1 (required in some states, e.g. Fla. Stat. § 689.01, Conn. Gen. Stat. § 47-5(a)(4); leave blank only if your state does not require witnesses)

Signature: ______________________________

Printed name: ______________________________

Post-office address: ______________________________

 

WITNESS 2 (required in some states, e.g. Fla. Stat. § 689.01, Conn. Gen. Stat. § 47-5(a)(4); leave blank only if your state does not require witnesses)

Signature: ______________________________

Printed name: ______________________________

Post-office address: ______________________________

 

ACKNOWLEDGMENT (GENERIC FORM: NOT A STATE STATUTORY FORM. Your notary may complete and attach the certificate your state requires instead.)

State of [STATE]

County of [COUNTY]

On ________________ (date), before me, the undersigned notary public, personally appeared ________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are signed on this instrument, and acknowledged that he/she/they signed it voluntarily for its stated purpose.

 

Notary public signature: ______________________________

Printed name: ______________________________

My commission expires: ____________ (Seal)

Before you sign

RECORD THE DEED. After it is signed and notarized, take or mail the deed to the recorder (in some places called the register of deeds or county clerk) in the county where the property is located. Until it is recorded, the public record still shows the old owner. In California, for example, an unrecorded conveyance is void against a later good-faith buyer or mortgagee whose own conveyance is recorded first (Cal. Civ. Code § 1214); every state has its own recording law.

WITNESSES. Some states require the grantor to sign in front of witnesses, and the deed has two witness blocks for that. Florida requires a conveyance of land to be “signed in the presence of two subscribing witnesses” (Fla. Stat. § 689.01), and for recording it requires the printed name and post-office address of each person who signed, of each witness, and of the person who prepared the deed (Fla. Stat. § 695.26(1)). Connecticut requires conveyances of land to be “attested to by two witnesses with their own hands” and to include the grantee’s current mailing address (Conn. Gen. Stat. § 47-5). Other states’ rules vary; check yours before you sign.

RECORDING RULES AND TAXES VARY BY STATE AND COUNTY. Recording offices can have their own formatting rules, fees, and forms that must accompany a deed, and a transfer tax may apply. California, for example, lets each county impose a documentary transfer tax on qualifying transfers (Cal. Rev. & Tax. Code § 11911). Check your county recorder’s website or call the office before you sign, and reformat the deed if they ask.

A QUITCLAIM GIVES NO WARRANTY. This deed transfers only whatever interest the grantor has on the date of the deed, if any. It does not promise that the grantor owns the property, that the title is clear, or that there are no liens. Washington’s statute, for example, says a quitclaim deed conveys “all the then existing legal and equitable rights of the grantor” and does not extend to title acquired later unless the deed says so (RCW 64.04.050).

IT DOES NOT REMOVE ANYONE FROM A MORTGAGE. Quitclaiming your interest in the property does not end your responsibility for a loan in your name. As the Alaska Court System’s self-help center puts it, the quitclaim “does not affect the mortgage or any loans on the property at all.” Talk to the lender before you sign.

COPY THE LEGAL DESCRIPTION EXACTLY as it appears in the last recorded deed for the property (the county recorder can give you a copy). Do not replace it with the street address or a summary. One wrong word or number can describe different land.

A transfer can have tax consequences (for example, property tax, gift tax, or income tax). Talk to a tax professional or real estate lawyer first, especially for a transfer between family members or out of a trust or estate.

How the new owners hold title (for example, as joint tenants or as tenants in common) can affect what happens to the property when an owner dies. If you are not sure what to write in the vesting field, leave it blank and ask a lawyer.

What a Quitclaim Deed Does

A quitclaim deed transfers whatever interest the grantor has in a property, if any, without promising anything about the title. Washington's statutory form shows how this works: a deed in that form conveys "all the then existing legal and equitable rights of the grantor" in the property, but "shall not extend to the after acquired title unless words are added expressing such intention" (RCW 64.04.050). The deed this tool writes says it is made without warranty of title.

Because it promises nothing about the title, a quitclaim does not protect a grantee who needs assurance that the grantor actually owns what is being transferred. A title company or real estate lawyer can explain the alternatives.

The legal description is the most important thing to get right. Maryland's assessment office defines it as "the description of the property as it appears in the deed" (Maryland SDAT). Copy it exactly from the last recorded deed, which you can get from the county recorder.

Recording, Taxes, and Formatting

Signing the deed is not the last step. Recording it with the county recorder puts it on the public record. In California, an unrecorded conveyance "is void as against any subsequent purchaser or mortgagee of the same property" who acted in good faith for value and recorded first (Civil Code § 1214). Other states have their own recording statutes.

Counties can also tax transfers. California lets each county's board of supervisors impose a documentary transfer tax on qualifying conveyances (Revenue and Taxation Code § 11911). Recorders set their own page, margin, and cover-sheet rules and fees, and some require other forms with the deed. The deed this tool produces leaves space at the top for the recorder, but it cannot know your county's rules; check with the recorder before you sign.

The Notary Acknowledgment

For CA, FL, NY, and TX, the deed prints the state's statutory individual acknowledgment form word for word from the statute:

California requires the notice at the top of its certificate to be in an enclosed box (Civil Code § 1189(a)(1)); the PDF marks that notice so you or the notary can box it. For every other state the deed prints a generic acknowledgment that says on its face that it is not a state statutory form. Your notary may prefer to attach their own certificate.

What This Deed Does Not Do

  • It does not record the deed, pay any transfer tax, or prepare a transfer declaration or change-of-ownership form.
  • It does not check the title or the legal description.
  • It does not remove anyone from a mortgage. The Alaska Court System says a quitclaim "does not affect the mortgage or any loans on the property at all" (Alaska Court System self-help).
  • It does not give tax advice. A transfer can have property-tax, gift-tax, or income-tax consequences.

To look up a deed or the current owner, start with our property records by state guide. Our California property records page also covers deed fraud through forged quitclaim deeds and the county notice program.

Disclaimer: General legal information, not legal advice.

Frequently Asked Questions

What does a quitclaim deed transfer?

Only whatever interest the grantor has, if any, with no promise that the grantor owns the property or that the title is clear. Washington’s statute, for example, says a quitclaim deed conveys “all the then existing legal and equitable rights of the grantor” and does not extend to title acquired later unless the deed says so.

Does a quitclaim deed take my name off the mortgage?

No. The Alaska Court System’s self-help center puts it plainly: a quitclaim deed removes your interest in the property but not your responsibility for a mortgage in your name, and it “does not affect the mortgage or any loans on the property at all.” The same guide says the only way to get your name off the mortgage is to refinance it into someone else’s name.

Do I have to record the deed?

Recording puts the transfer on the public record at the county recorder. Without it, the grantee can lose out to a later buyer. In California, for example, an unrecorded conveyance is void against a later good-faith purchaser or mortgagee whose own conveyance is recorded first (Civil Code § 1214). Check your county recorder’s formatting rules, fees, and any required forms before you record.

Where do I find the legal description?

On the last recorded deed for the property. Maryland’s assessment office, for example, defines the legal description as “the description of the property as it appears in the deed.” Copy it word for word; do not use the street address instead.

Why is the deed in English on the Spanish page?

Because it is recorded in a U.S. county. California’s recording law, for example, tells the recorder not to accept for record an instrument executed in a language other than English, with limited exceptions (Government Code § 27293).

Is anything I type saved?

No. The deed is built in your browser and the PDF is created on your device. Nothing you type is sent to or stored on our server.

Sources

Read from the sources above on September 27, 2026.

Know someone who could use this? Share this free tool:

Share: