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Quitclaim deed

A quitclaim deed transfers whatever interest the person signing it has in a property, without promising that the interest is good. That is the difference that matters: a warranty deed promises the grantor owns the property and will defend the title, while a quitclaim deed simply says that if the grantor owns anything, it is now the grantee's.

People use quitclaim deeds to move a home between family members, to clear a name after a marriage or divorce, to transfer a property into a trust, or to fix a title problem between people who already trust each other. Because the deed does not promise a clean title, a buyer, lender or title company may ask for more before they accept it.

Written by Nora Whitfield, editorial lead. State rules checked by Samuel Okafor, rules editor, on October 20, 2026.

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Filled sample, Texas

Quitclaim deed

STATE OF TEXAS

This quitclaim deed is made on October 16, 2026, between Maria L. Alvarez, of 1408 Bluebonnet Lane, Austin, TX 78704 (the grantor), and Diego R. Alvarez, of 77 Sunset Trail, San Marcos, TX 78666 (the grantee).

1. Conveyance

The grantor, for the consideration stated below, transfers to the grantee all of the grantor's right, title and interest in the property described in this deed. This is a quitclaim conveyance. The grantor does not covenant or warrant the title, and the grantee takes whatever interest the grantor holds.

2. Property

The property is located at 1408 Bluebonnet Lane, Austin, TX 78704, in Travis County, State of Texas, and is described as follows:

Lot 12, Block C, Bluebonnet Heights, a subdivision in Travis County, Texas, according to the plat recorded in Volume 88, Page 42, Plat Records of Travis County, Texas.

Parcel or tax identification number: 0102030405.

3. Consideration

This transfer is a gift. The consideration stated above is nominal, and the parties intend this deed to record a gift of the grantor's interest.

4. Encumbrances

The property is transferred subject to the following liens, easements, taxes and other encumbrances, which remain attached to the property: Deed of trust recorded in Volume 2210, Page 118, Travis County records. Utility easement along the rear lot line.. The grantor does not release the grantee from any obligation secured by a lien on the property.

5. Grantor's statements

The grantor states that the grantor has the right to transfer the interest described here, that no other person has an interest in the property that the grantor is withholding, and that the grantor is not acting under duress. The grantor makes no other promise about the title.

6. Recording

The parties intend this deed to be recorded in the office of the county recorder or clerk for Travis County, Texas. The grantee is responsible for recording and for paying the recording fee and any transfer tax that applies. The grantor will sign the documents the recorder requires to complete the transfer.

7. Governing law

The laws of the State of Texas govern this deed. If any part of this deed is unenforceable, the rest remains in effect.

Grantor

Grantor

Signature

Printed name: Maria L. Alvarez

Date

Notary public signature

My commission expires

Signing requirements: Texas: A notary acknowledgment is required. No witnesses are required. A notarized deed needs no witness; two witnesses are the alternative if the deed is not notarized.

Source: Tex. Prop. Code § 12.001; Tex. Civ. Prac. & Rem. Code § 121.007.

Generated from a PaperDeed template. PaperDeed is not a law firm and this is not legal advice. Template review date: October 20, 2026.

Example answers, not advice. The builder replaces them with yours.

Full sample below

Use this form when

  • Adding a spouse to a deed or removing a former spouse after a divorce.
  • Transferring a home from a parent to an adult child, with or without payment.
  • Moving a property into a living trust or an LLC you control.
  • Clearing a name or a fractional interest between family members.
  • Quieting a possible claim when the parties want to record who owns what.

Have this ready

  • The property's legal description, from the current deed or the title report. A street address alone is often not enough for the recorder.
  • The county where the property is located, the parcel number or tax ID, and the name of the current owner exactly as it appears on the deed.
  • The grantee's full legal name and the form of ownership, such as an individual, joint tenants or a trust.
  • The consideration, which can be a small amount, a gift, or the actual price. Some states and counties ask for this on the transfer form.
  • The state, because notary and witness rules differ and the county recorder will reject a deed that skips them.

Build the quitclaim deed

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Step 1 of 3

Who is transferring

The grantor is the person giving up the interest. The grantee is the person receiving it. Copy names from the current deed and photo ID.

The current owner, exactly as on the deed.

Download this quitclaim deed

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What the form includes

Grantor and grantee

Full legal names, addresses and the form in which the grantee takes title.

Property description

Street address, county, parcel number and the legal description from the current deed.

Quitclaim language

A transfer of all of the grantor's right, title and interest, with no warranty of title.

Consideration

The amount paid or a statement that the transfer is a gift, plus the amount in words.

Encumbrances

A place to list mortgages, easements, taxes or other items that remain on the property.

Recording block

Notary and witness lines required by the state, plus the county recorder information.

After you sign

Sign in front of the notary

Do not sign at home and bring a signed deed to the notary. Most states require the notary to watch the grantor sign or to take an acknowledgment on the same day. Bring photo ID.

Record the deed

Take the signed and notarized original to the county recorder or clerk where the property sits, or mail it with the recording fee. Recording is what gives the world notice of the transfer. Ask for a stamped copy back.

Tell the tax office and the insurer

A deed changes ownership, not the mortgage. If a lender has a lien, the due-on-sale clause may apply. Tell the county appraisal or tax office and the homeowner's insurer after recording so bills and coverage follow the property.

Watch for transfer tax and exemptions

Many counties charge a transfer tax based on the price. Some family transfers and gifts are exempt, but the exemption usually has to be claimed on a form at recording. Ask the recorder what the county requires.

Signing rules for this form

The builder shows the rule for every state and adds the right signature block. These state guides go deeper on the four biggest searches.

TXNotary requiredRules cited

Texas: A notary acknowledgment is required. No witnesses are required. A notarized deed needs no witness; two witnesses are the alternative if the deed is not notarized.

Tex. Prop. Code § 12.001; Tex. Civ. Prac. & Rem. Code § 121.007 (opens the official source in a new tab)

Rules reviewed October 20, 2026. Every rule names its statute or state form, and the citation links to the official text where the state publishes it online.

Questions people ask

What does quitclaim mean?

It means the grantor gives up whatever interest they have, without promising that the interest is valid or that the title is clear. If the grantor owns nothing, the deed transfers nothing. A warranty deed, by contrast, carries promises about title.

Does a quitclaim deed need to be notarized?

For recording, almost every state requires the grantor's signature to be acknowledged by a notary. Florida and Connecticut also require witnesses. The builder shows the exact rule and citation for your state and adds the right signature lines.

Can a quitclaim deed remove someone from a mortgage?

No. A deed changes who owns the property. It does not change who owes the mortgage. The lender has to agree to release a borrower, usually through a refinance or an assumption. Never assume a quitclaim deed alone takes your name off a loan.

Does a quitclaim deed transfer a property with a mortgage on it?

It transfers the owner's interest subject to the mortgage. The lender's lien stays attached to the property. Many mortgages have a due-on-sale clause, so read the loan documents or ask the lender before transferring.

How much does a quitclaim deed cost to record?

Recording fees are set by the county and are usually a small flat amount, but transfer taxes can be much larger. The fee schedule is on the county recorder's site. This builder does not calculate county fees.

Can I use a quitclaim deed for a purchase?

You can, but a buyer usually wants a warranty deed and title insurance. A quitclaim deed gives the buyer no promise about the title. If money is changing hands and a lender is involved, use the deed form the lender or title company requires.

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Guide

What is a quitclaim deed?

A quitclaim deed moves the grantor's interest without promising clear title. When to use one, how it compares to a warranty deed, and how to record it.

Guide

Quitclaim deed after divorce

How to move a house out of joint names after divorce with a quitclaim deed, what the mortgage does next, and which tax and recording rules apply.

Before you use this document

PaperDeed is not a law firm and does not provide legal advice. We provide self-help templates and general information about signing rules. If you are unsure whether a document fits your situation, talk to a licensed attorney in your state.

Every signing rule above names its statute or state form, and links to the official text where the state publishes it online. Rules updated October 20, 2026.

PaperDeed is a self-help service. Templates and state rules were reviewed on October 20, 2026. 5 background guides are available if you want the explanation behind the form.