Can A Quit Claim Deed Be Contested?

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“Quitclaim deeds are often used to transfer properties between family members or fix title errors, like misspelled names. Real estate agents often handle these deeds. They are commonly used in transactions between parties with a good relationship. In such cases, they are more willing to take on the risks of no buyer security. They can also be used for transactions when the owner changes ownership without selling it for cash.”

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Can A Quit Claim Deed Be Contested?

Individuals should review their state’s laws for specific requirements to ensure a deed is legally valid. To ensure everything goes smoothly and both parties are safe, consult an attorney if any problems arise with deeds.

When buying a property with a quitclaim deed, it’s important to understand the limited protection it offers. Below are the five essential things you should know about the Can a quit claim deed be contested?


First, about the Main Types of Real Estate Deeds.

Different types of property deeds are available, depending on the rights the owner gives up. The three principal types that real estate deeds fall into comprise:

  • General warranties;
  • Quitclaim deeds and
  • Grant deeds.

General warranty documents grant the title to real estate for the entire duration. The general warranty document assures an unambiguous and free title.

A quitclaim deed grants rights the current owner holds on the real property even if the rights are unclear. This means there could be another owner of the property and unidentified legal liens.

A grant deed is a transfer of an interest as an owner in a real estate. It may also contain a guarantee that the owner of the property has not transferred the property to a different person.


The three primary kinds of real estate documents

To help you comprehend the three primary kinds of real estate documents, it might be beneficial to look over some examples. If an individual can produce a paper trail that shows that they’re sole proprietors of the real estate and that the prior lien was three that were fully satisfied.

The person is then able to transfer the home to a different party through an agreement to guarantee the property that grants the full rights of ownership and guarantees clear titles. If, in an upcoming time, the new buyer comes that there is a fourth lien unpaid, the property owner must compensate the lien holder accordingly.

In the same situation, the owner has included in their deed they have no prior transfers, but they don’t make any absolute promises regarding the clean title. In this scenario, this could be an instance of the grant deed. Before closing the real estate transfer, the buyer needs to do a title search. After the property is transferred, this will indicate if there are any obligations.

Then, an individual interested in the real estate market would like to remove their ownership rights swiftly and are unsure about the title chain. They can later transfer ownership rights using the quitclaim deed.

The person who got the quitclaim document gets the seller’s rights but no guarantees about the title. As one might imagine, this kind of deed is often the cause of problems to arise later on.


What Is a Quitclaim Deed?

With a quitclaim deed, we can move property ownership from one person to another. The deed is central when traditional property sales are not required, usually between close friends or family members. But, it’s essential to understand the scope of a quitclaim deed when transferring your property.

Most importantly, the quitclaim deed does not provide assurances or guarantees regarding the property’s title. This is why it differs from other property deeds, like the warranty deed covered under the U.S. Property Law.

What is the reason why understanding this distinction is crucial? Initially, it could determine how you handle the situation where you have to contest the quit claim deed. Mainly since the person who grants a quitclaim deed cannot provide any guarantees regarding the title’s condition, and any defects in the title that show up later on fall on the grantee’s responsibility. This could lead to an impasse if you want to challenge a quitclaim deed.

This is especially true without a thorough inspection of the title. Due to this lack of certainty, challenging the quitclaim deed usually requires legal backing and substantial evidence to demonstrate a transfer that is not legitimate or involves coercion, mistakes, or fraud.


When to Use a Quitclaim Deed

You usually cannot use a quitclaim deed in a conventional property sale. It is often used when property is passed down within a family. In the event of divorce, the quitclaim deed can be a method of transferring the ownership of property between divorced spouses.

You can use a quitclaim deed to avoid probate court and transfer any interest or ownership in the property before a person’s death. A person can transfer property during their life with a deed instead of transferring it after they die in a will.


A quitclaim deed is often used.

Quitclaim deeds are commonly used for property transfers, especially when traditional sales aren’t the primary source of income. You must be aware of the scenarios to challenge a quit claim deed. These typically include:


In the divorce process,

If a couple ends their marriage and shares property, it usually requires division. A quitclaim deed may aid in this process. However, misunderstandings or ill-treatments may prompt the need to contest the quitclaim document.


Transferring property into a trust:

In another situation, you can use quitclaim deeds to transfer property into the trust. Transferring property to a trust, like a divorce settlement, can be difficult. It may lead to disputes and challenges to the validity of a quitclaim deed.


Gifted property:

When transferring home in the form of gifts, it’s typical to use a quitclaim document to formalize the transfer. Even with the best intentions, there are times when disputes can arise following the transfer. This can lead to parties challenging the validity of a quitclaim deed.

Each of these scenarios is a typical use for the deed of quitclaim. Remember that disputes can happen after the transfer. Be ready to challenge a quitclaim document if necessary.


Difference between a Warranty Deed and a Quitclaim Deed.

Warranty deeds offer the most secure alternative when purchasing property instead of simply transferring ownership. The majority of buyers prefer this option. If it turns out that the seller was not in complete control of the house, buyers may claim a breach of warranty.

If you’re planning to transfer the property to your child or an irrevocable trust agreement in your estate planning and you want to transfer the property, the quitclaim deed can help. It allows for the transfer of ownership. However, you do not provide any warranty for the transaction.

When you sign the warrant deed, you can be sure it’s different from quitclaim deeds.

  • The grantee owns the property and is entitled to offer it for sale.
  • There are no claims or encumbrances on the property, which means that the property tax has been paid, and there are no lien claims.


Contested/Challenging a Quitclaim Deed

Can a quitclaim deed be contested? The next-door neighbors persuaded your aunt to transfer the title to her home. The long-lost son of your stepfather came to visit and left with a quitclaim title deed to your family’s cottage. What should you do if you suspect someone was doing something “fishy” to get his or his name to be on the deed?

The quitclaim deed is a legal document allowing someone to relinquish their rights to part of a property. In the majority of states, quitclaim deeds can be difficult to challenge. To do that, you must show that the document was incorrect, the person signing was incapable, or someone forced them to sign.

To record the quitclaim deed in the registry of deeds, the notary public must have signed it. A notary public verifies authentic signatures and checks if the person signing does so willingly.

The notary should not notarize a deed if they doubt whether the person signing it understands the transaction. However, the notary is not in charge of making any decisions regarding the validity or legality of the deed. You must notarize a quitclaim document to be officially registered. When a notary public notarizes a quitclaim deed, it becomes legally valid, even if it’s not recorded.


Unlawful influence

Challenging a deed usually raises the possibility of an undue influence. It is a sign that the party signing the deed was in a way that was not legally forced to sign it. The person who signed could have tried to scare, influence, or control the person who signed.

It can be challenging. Most cases require medical evidence and experts who testify about the condition of the victim’s mind. Since family members might not know about the transfer at the time, it is possible to examine documents that are decades older.

Individuals may face challenges when they struggle with thinking and transferring mental capacity. When signing a deed, the person must understand what they are doing and do it willingly. Many situations can cause an inability to think, such as aging, accidents, illness, drugs, or disabilities.

Notaries can only sometimes tell if someone has limitations because they might seem competent when signing quickly. Witness testimony, medical documents, or both could prove the evidence of incapacity.



A forgery is when the person who signed the document didn’t sign the document. This means someone else forged the signature, possibly tricked the notary, or organized a fake notarization. To prove a forgery, it is usually an expert handwriting examination.

If you are attempting to challenge a deed, an experienced real estate lawyer should collaborate. An expert or professional lawyer can assist you in determining whether the deed is authentic and handle any subsequent litigation.


Reasons for Challenging a Quitclaim Deed

Can you challenge a quit claim deed? Investigating the motives to contest the quit claim deed will reveal the many complexities of dealing with these transactions. For instance, you might want to contesting a deed transfer in case of suspicion of fraud or undue influence, or the person making the decision is unaware of the deal’s consequences. It’s common to encounter situations where you must challenge a document signed by a senior who may not understand their decision.


Reasons for Challenging a Quitclaim Deed


A Step-by-Step Guide on how to challenge a quit claim deed

Navigating the legal process to contest a quitclaim deed transfer can be challenging. Knowing is power, so this is a brief overview of the process of how to challenge a quit claim deed:


Find proof:

If your decision is firm to contest the transfer of a quit claim deed, begin by gathering compelling evidence supporting your argument.


Employ an attorney for real estate:

With your evidence available, bringing the services of a real estate lawyer to the table can give you a huge advantage. They will help you navigate the legal complexities and defend all your rights during the entire process.


Filing a lawsuit:

Your lawyer will assist you in filing a lawsuit to challenge the quitclaim deed. Ensure that you can present the evidence you submit convincingly.

Even though this could be daunting, you can successfully restrain the quitclaim deed with the proper evidence and a competent attorney.


Defending the Deed for Good:

Title insurance for owners can be the holder of a deed from legal challenges and can be used to pay for issues with the title resolved. Can you obtain an insurance policy for title issues on your quitclaim? Not necessarily. Unlike the quitclaim, the title insurance company expects the owner to offer warranties.

A non-warranty deed the quitclaim cannot guarantee the title’s validity. So, due to the character of a quitclaim deed, the beneficiary has no guarantee to the party who assigned it. The beneficiary could only receive the property if the grantor had a legitimate ownership claim. Criminals have used quitclaim deeds to transfer property they do not own and resell from the buyer’s money.

The owner of a quitclaim document can take a quiet title action in the county if required to establish a clear title for good. This is a possibility for Real estate owners who have received quitclaims for deeds from tax sales. If a title is quiet, the court may rectify any defects in the property.



Can a deed be contested?

Deeds are contested when there is a question about their validity. You can seek help from a real estate lawyer if you are facing a dispute over a quitclaim.

Can a beneficiary deed be contested?

Yes, trust or other writings could be challenged just as a will. 

Can a life estate deed be contested?

Life estates are more challenging to change or cancel than it may seem. You should have a responsible lawyer to guide you and maintain good relations with everyone involved.



How to contest a quitclaim deed is a matter of persistence and a keen eye for detail and legal advice. Be aware of issues and take preventive measures before completing a transfer of a quitclaim. The law guarantees the right to contest a quitclaim deed signed by an older person or anyone else.

Legal cases, like contesting an unclaimed quitclaim deed, can be fascinating but daunting. Utilizing resources such as Attorney Real Estate Group, an efficient legal tech community, can help you make the process easier and aid you in confidently traversing the problematic waters of real estate litigation. Look up the available legal forms to get more insight into real estate law and other legal areas.

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