A quitclaim deed is the simplest and least protective type of deed used to transfer real property. When a grantor conveys property by quitclaim deed, they transfer whatever interest they may have in the property — without making any guarantees or warranties about the quality of that interest. The grantor does not promise they actually own the property, does not warrant that the title is clear, and does not guarantee they have the right to convey. They simply "quit" (release) any claim they might have.
This stands in stark contrast to a general warranty deed, which provides comprehensive guarantees about title quality, and a special warranty deed, which provides limited guarantees for the grantor's ownership period. With a quitclaim deed, if it turns out the grantor had no ownership interest at all, the grantee has no legal recourse against them — they received exactly what was promised: whatever the grantor had, which may have been nothing.
Despite their lack of protection, quitclaim deeds are commonly used in specific situations where the parties know and trust each other and the risk of title problems is low: transferring property between spouses (adding or removing a spouse from title during marriage or divorce), transferring property into a trust or LLC (where the same person is both grantor and beneficial owner), clearing up title defects (a former owner who may have a residual claim signs a quitclaim to release it), gift transfers between family members, and removing a cloud on title.
Quitclaim deeds should NOT be used for standard real estate sales. If you are buying a property from someone you don't know, insist on a warranty deed — and always obtain title insurance. A quitclaim deed from a stranger provides zero protection against title defects, and many title companies will not insure a property that was recently conveyed by quitclaim from an unrelated party without additional investigation.
At Beycome Title, we prepare quitclaim deeds when appropriate — such as for trust transfers, spousal conveyances, and corrective deeds. For standard purchase transactions, we always prepare warranty deeds that provide the buyer with proper legal protection. Our team advises on the correct deed type for every situation. Get your free closing quote.