{"id":12665,"date":"2023-02-19T07:00:06","date_gmt":"2023-02-19T13:00:06","guid":{"rendered":"https:\/\/legaltalktexas.hammerle.com\/?p=12665"},"modified":"2025-06-18T13:07:37","modified_gmt":"2025-06-18T18:07:37","slug":"quitclaim-deeds-cloud-title","status":"publish","type":"post","link":"https:\/\/hammerle.com\/legaltalk\/estate-planning\/quitclaim-deeds-cloud-title\/","title":{"rendered":"The Nothing Deed: Quitclaim Deeds Cloud Title"},"content":{"rendered":"<p><span style=\"font-weight: 400;\">Quit using quitclaim deeds. These little gems are the bane of title insurance companies and lawyers everywhere.\u00a0\u00a0<\/span><\/p>\n<h2><span style=\"font-weight: 400;\">Quitclaim Deeds vs Warranty Deeds<\/span><\/h2>\n<p><span style=\"font-weight: 400;\">A quitclaim <\/span><a href=\"https:\/\/hammerle.com\/legaltalk\/real-estate\/6-types-of-real-estate-deeds-to-know-about\/\"><span style=\"font-weight: 400;\">deed<\/span><\/a><span style=\"font-weight: 400;\"> is a document where the grantor uses words such as \u201cremise, release and forever quitclaim all the right, title and interest\u201d of the grantor to an interest in land. It gives to the grantee only the title held by the grantor, which may be anything or nothing. A quitclaim deed does not even pretend to convey good title to the land. Instead, it officially gives buyers notice that there may be potential additional secret claims on the property.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">A general warranty deed, on the other hand, is a wonderful document. It states that the grantor holds <\/span><a href=\"https:\/\/hammerle.com\/legaltalk\/real-estate\/a-guide-to-title-documents-what-you-need-when-buying-or-selling-a-property\/\"><span style=\"font-weight: 400;\">title to the land<\/span><\/a><span style=\"font-weight: 400;\"> and is conveying that title to the grantee. A general warranty deed uses words such as \u201cgrants, and conveys to Grantee the Property, together with all and singular the rights and appurtenances thereto in any way belonging, to have and to hold it to Grantee and Grantee&#8217;s heirs, successors, and assigns forever.\u201d There is more language, but you get the gist.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">See the difference? A quitclaim deed says, \u201cI don\u2019t know what I have, but whatever it is that I have I am giving to you.\u201d A general warranty deed says, \u201cI own this and I am giving it to you.\u201d\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">The Texas Supreme Court sounded the alarm over quitclaim deeds in the 19<\/span><span style=\"font-weight: 400;\">th<\/span><span style=\"font-weight: 400;\"> century, noting that where the grantor conveys only his title, the presumption is that he has doubts as to his right to the land. That gives the purchaser \u201cnotice sufficient to put him on inquiry as to the claim which casts the doubt upon the title.\u201d\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">In other words, anyone who purchases land that has a quitclaim deed in its title history deserves what he gets.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">A quitclaim deed is not innocuous. Once a quitclaim shows up on the deed records, it taints the property forever. As noted on the Statement of Intent on SB 885 from the 87<\/span><span style=\"font-weight: 400;\">th<\/span><span style=\"font-weight: 400;\"> Texas Legislative session: \u201cIn Texas, quitclaims negatively impact the chain of title in perpetuity.\u201d\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">SB 885, which passed and became law effective September 1, 2021, attempted to limit the cloud caused by a quitclaim deed by imposing a statute of limitations. Whether or not that works remains to be seen.<\/span><\/p>\n<h2><span style=\"font-weight: 400;\">Why Do People Still Use Quitclaim Deeds?\u00a0<\/span><\/h2>\n<p><span style=\"font-weight: 400;\">If quitclaim deeds have been a known hazard for the last 150 years, why are people still using them? There appear to be three reasons.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">First, it\u2019s easy. Anyone can download a quitclaim deed form off the internet. Why pay an attorney to give you advice about a document when you can get it for free?\u00a0\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Second, there is no magic language to create a quitclaim deed, and there is a trend by some courts to interpret language in deeds as conveying merely a quitclaim interest. Documents that would at one time be accepted as warranty deeds are suddenly thrown into the quitclaim cesspool. The cases are not necessarily consistent with each other, so confusion abounds.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Third, some heirs and distributees of <\/span><a href=\"https:\/\/hammerle.com\/practice-areas\/estate-planning-probate\/estate-planning\/\"><span style=\"font-weight: 400;\">estates<\/span><\/a><span style=\"font-weight: 400;\"> think a quitclaim deed is the proper way for them to disclaim any interest they may have in inherited land. The name alone leads people to believe that a quitclaim deed is a good way to convey their interest in land. They are, after all, quitting their claim to the land.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">There may be an appropriate place in the world for quitclaim deeds, but if so, don\u2019t go there without some good legal advice.<\/span><\/p>\n<h2><span style=\"font-weight: 400;\">Hammerle Morris Can Help<\/span><\/h2>\n<p><span style=\"font-weight: 400;\">Are you looking for legal assistance? <\/span><a href=\"https:\/\/hammerle.com\/lewisville-attorney\/#form\"><span style=\"font-weight: 400;\">Schedule a consultation<\/span><\/a><span style=\"font-weight: 400;\"> with one of the experienced <\/span><a href=\"https:\/\/hammerle.com\/lawyers\/\"><span style=\"font-weight: 400;\">attorneys<\/span><\/a><span style=\"font-weight: 400;\"> at Hammerle Morris to discuss your options.<\/span><\/p>\n<p><i><span style=\"font-weight: 400;\">Attorney <\/span><\/i><a href=\"https:\/\/hammerle.com\/lawyers\/virginia-hammerle\/\"><i><span style=\"font-weight: 400;\">Virginia Hammerle<\/span><\/i><\/a><i><span style=\"font-weight: 400;\"> has practiced litigation and estate planning for 40 years.\u00a0 She is founder and managing attorney for <\/span><\/i><a href=\"https:\/\/hammerle.com\"><i><span style=\"font-weight: 400;\">Hammerle Morris Law Firm<\/span><\/i><\/a><i><span style=\"font-weight: 400;\">.\u00a0<\/span><\/i><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Quit using quitclaim deeds. These little gems are the bane of title insurance companies and lawyers everywhere.\u00a0\u00a0 Quitclaim Deeds vs Warranty Deeds A quitclaim deed is a document where the grantor uses words such as \u201cremise, release and forever quitclaim all the right, title and interest\u201d of the grantor to an interest in land. It [&hellip;]<\/p>\n","protected":false},"author":5,"featured_media":12666,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":"","_links_to":"","_links_to_target":""},"categories":[1224],"tags":[],"class_list":{"0":"post-12665","1":"post","2":"type-post","3":"status-publish","4":"format-standard","5":"has-post-thumbnail","7":"category-estate-planning"},"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>The Nothing Deed: Quitclaim Deeds Cloud Title | Hammerle Morris Law Firm<\/title>\n<meta name=\"description\" content=\"Quit using quitclaim deeds. 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