by Property transfers often look simple on the surface. A form is signed, a document is recorded, and ownership changes hands. But in reality, one wrong choice of document can quietly create legal problems that surface years later. One such document is the quitclaim deed form widely used, frequently misunderstood, and often chosen for the wrong reasons.
People are drawn to it because it feels fast and straightforward. What many don’t realize is that a quitclaim deed works very differently from other deed document forms and offers almost no legal protection if something goes wrong.
So, how does a quitclaim deed form actually work in a property transfer? When is it appropriate? And when should you slow down and think twice?
This blog explains how to notarize a quitclaim deed form clearly, practically, and from an execution-first perspective so you know exactly what you’re signing and why it matters.
What Is a Quitclaim Deed Form?
A quitclaim deed form is a legal document that transfers whatever ownership interest a person may have in a property without guaranteeing that the interest actually exists.
In other words:
- The grantor does not promise clear ownership
- The grantor does not protect against past claims or liens
- The grantee accepts the property as is
This is what separates a quitclaim deed from other deed document forms commonly used in the real estate industry in the USA.
For more details, read – What Is a Quitclaim Deed Form and When Is It Used?
But,
How a Quitclaim Deed Form Works in a Property Transfer?
The following are some ways:
#1. Identifying the Grantor and Grantee
- Grantor – The person giving up their interest
- Grantee – The person receiving it
No verification of ownership happens at this stage.
#2. Preparing the Deed Form
The deed form must clearly state:
- Legal description of the property
- Names of both parties
- Transfer language
- State-specific formatting
Even small drafting errors can lead to recording delays or rejection.
#3. Signing the Quitclaim Deed Form
The grantor signs the document. This step alone does not make the transfer legally effective.
#4. Document Notarization
A quitclaim deed form must be notarized to be legally valid.
Whether you’re using:
- A lawyer-prepared deed, or
- An online quit-claim deed form
Document Notarization in Florida is mandatory.
Without proper document notarization:
- The deed may not be recordable
- The transfer may be challenged
- Ownership disputes may arise later
#5. Recording the Deed
Once notarized, the deed is recorded with the county recorder’s office, making the transfer part of the public record.
When Is a Quitclaim Deed Form Commonly Used?
A quitclaim deed can make sense in limited, trust-based situations:
- Transfers between spouses
- Divorce settlements
- Adding or removing a family member
- Moving property into a trust
- Correcting title errors
These situations assume the parties already understand the property’s ownership history.
When a Quitclaim Deed Can Create Legal Risk?
This is where law & order quitclaim issues begin. Avoid using a quitclaim deed when:
- Buying property
- Ownership history is unclear
- Property has liens or disputes
- You expect legal guarantees
Because the deed provides no protection, problems may only surface years later when fixing them becomes expensive and stressful. But,
Does a Quitclaim Deed Remove an Existing Mortgage?
No, and this is one of the most dangerous misconceptions. A quitclaim deed does not remove mortgage responsibility. In many quick deed transfer mortgage cases:
- The original borrower remains liable
- Lender approval may be required
- Due-on-sale clauses can be triggered
This misunderstanding alone has caused countless financial disputes.
Quitclaim Deed Near Me vs Remote Online Notarization
Searching for a quitclaim deed near me often results in:
- Scheduling delays
- Travel requirements
- Limited availability
Online document notarization in Florida allows:
- Remote execution
- Faster turnaround
- Same-day notarization in many cases
For example, property owners frequently use online services when working with an online notary in Florida, where remote notarization is widely accepted.
Do You Need a Lawyer for a Quitclaim Deed Form?
Not always, but sometimes, yes. A quick deed lawyer is advisable when:
- Property value is high
- Mortgage or tax implications exist
- Ownership history is uncertain
For simple family transfers, legal drafting may not be required, but proper execution still is.
Also Read – Quitclaim Deed vs Warranty Deed: Which One Protects You?
Are Online Quit Claim Deed Forms Reliable?
Online templates are convenient, but incomplete. An online quit claim deed form:
- Does not ensure legal accuracy
- Does not verify state compliance
- Does not complete notarization
Many invalid deeds originate from incorrectly used online forms.
How does eNotary On Call Support Quitclaim Deed Execution?
Executing a quitclaim deed form correctly is not just about filling out a document; it is about ensuring the transfer holds up legally. eNotary On Call supports quitclaim deed notarization execution by:
- Providing secure remote online notarization
- Verifying signer identity using compliant methods
- Ensuring the deed meets notarization requirements
- Helping prevent errors that lead to recording rejection
Whether the deed is prepared by a lawyer or downloaded online, eNotary On Call ensures that the most critical step, notarization, is completed correctly.
Property owners in states like Texas often rely on an online notary in Texas to complete a quitclaim deed notarization without delays or in-person appointments.
Conclusion
A quitclaim deed form can be useful, but only when it is used for the right reasons and executed properly. Misunderstanding how a quitclaim deed works in property transfers often leads to:
- Ownership disputes
- Mortgage complications
- Costly legal corrections
The safest approach is not just choosing the right deed form, but ensuring it is properly notarized and legally compliant. eNotary On Call helps property owners complete quitclaim deed notarization securely, remotely, and correctly, reducing errors, delays, and future disputes.
FAQs
1. Is a quitclaim deed legally binding?
Yes, once properly notarized and recorded.
2. Can a quitclaim deed be challenged later?
Yes. Challenges often arise due to fraud, coercion, or title disputes.
3. Is notarization mandatory for a quitclaim deed form?
Yes. Without notarization, the deed may be invalid.
4. Can a quitclaim deed be used to sell property?
Legally possible, but generally discouraged due to lack of protection.
5. Does a quitclaim deed clear existing liens?
No. Liens remain attached to the property.
6. Can eNotary On Call notarize quitclaim deeds online?
Yes, where Remote Online Notarization is legally permitted.
7. Is a quitclaim deed reversible?
Typically, no, unless legal grounds such as fraud are proven.
