A quitclaim deed is a fast, simple way to transfer whatever interest you have in a property — and in many cases you can notarize it online instead of visiting a notary in person. But because deeds get recorded in the public land records, there are county and state rules to check first. This article explains how online quitclaim deed notarization works, what to confirm before recording, and the steps to do it right.
What a quitclaim deed is
A quitclaim deed transfers the grantor’s interest in a property to the grantee without guaranteeing that the title is clear or that the grantor even owns the property. It simply passes along whatever interest exists. Because it offers no warranties, the quitclaim deed is common in situations built on trust: adding or removing a spouse from a title, transferring property between family members, moving property into a trust, or clearing up a title question. Regardless of the situation, the grantor’s signature must be notarized — the National Notary Association describes identity verification and witnessing the signature as the heart of any notarial act, which is what makes the deed acceptable for recording.
Can it be notarized online?
In states that permit remote online notarization, a quitclaim deed can generally be notarized over a secure video session. The process is the same as any online notarization — identity verification, a recorded session, an electronic signature, and a digital seal. The catch is recording: the county where the property sits must accept an electronically notarized deed. Our real estate document notarization service explains what to verify before you sign.
State and county rules to check
- Whether your state authorizes remote online notarization for deeds.
- Whether the county recorder accepts and records electronically notarized deeds.
- Whether witnesses are required in addition to the notary.
- Any local formatting requirements for recordable documents.
These rules vary, and the recording county has the final say on what it will accept. A short call to the recorder’s office before you sign can save a rejected filing later.
The notarization process step by step
- Prepare the quitclaim deed with a correct, complete legal description.
- Confirm the county will record an electronically notarized deed.
- Upload the unsigned deed and verify your identity.
- Join a recorded video session with a commissioned online notary.
- Sign electronically while the notary observes, and add a witness if required.
- Download the sealed deed and submit it for recording.
Why the legal description matters
The legal description is the precise identification of the property in the public records, and it is not the same as the street address. An incorrect or incomplete legal description is one of the most common reasons a deed is rejected at recording or causes problems later. Copy the legal description carefully from a prior deed or title document, and have a title professional review it if you are unsure. Getting this detail right is more important than almost anything else on the deed.
What you need to notarize a quitclaim deed online
- A valid, unexpired government-issued photo ID for each grantor.
- A device with a camera and microphone, and a stable internet connection.
- The completed deed with an accurate legal description, unsigned.
- Any required witnesses, ready to join the session.
Cost and timing
Online notarization fees are set per notarial act by the notary’s commissioning state, with a possible small technology charge. The notarization itself takes only minutes once you are connected. The longer parts of a deed transfer are usually preparing an accurate deed and recording it with the county, not the notarization. Factoring in the time saved by signing from home, the online route is often both faster and more convenient than arranging an in-person appointment, especially when an owner is out of state.
When to consider a warranty deed instead
Because a quitclaim deed offers no guarantees, it is the wrong tool for an arm’s-length purchase. If you are buying property from someone you do not know well, you generally want a warranty deed, which promises clear title and gives you recourse if a problem arises. Use a quitclaim deed when the parties trust each other and the goal is simply to move whatever interest exists, not to guarantee it.
Multiple grantors and witnesses
If more than one person owns the interest being transferred, every grantor generally must sign the quitclaim deed and have their signature notarized. With online notarization, multiple grantors can join the same recorded session from different locations, each verifying their own identity — convenient when co-owners live apart. Some states and counties also require one or more witnesses for a deed; when they do, a qualified witness can usually join the same session, letting you satisfy both requirements in one appointment rather than coordinating several.
The bottom line
You can often notarize a quitclaim deed online, and it is an efficient way to handle transfers between family members, trust funding, and similar situations built on trust. The two things that make or break the process are the legal description and county acceptance: get the description exactly right, and confirm the recorder will accept and record an electronically notarized deed before you sign. Handle those, line up any required signers and witnesses, and the notarization itself is the quick, easy part.
What to confirm before recording
- The county accepts an electronically notarized deed.
- The legal description and names are correct and complete.
- All required signatures and witnesses are present.
- Any transfer tax forms or cover sheets the county requires are included.
Common reasons people use a quitclaim deed
Quitclaim deeds show up most often in a handful of situations: adding a spouse to a title after marriage, removing a spouse after divorce, transferring property among family members, moving a home into a living trust for estate planning, or correcting a defect in how a name appears on title. In each, the parties typically trust one another and simply need to move whatever interest exists. The speed and simplicity of a quitclaim deed make it well suited to these transfers, and online notarization makes the signing step just as convenient.
Quitclaim deeds and existing mortgages
One important caution: transferring property with a quitclaim deed does not transfer or erase an existing mortgage. The person who signed the loan remains responsible for it even after quitclaiming their interest, unless the lender agrees otherwise. Many mortgages also contain a due-on-sale clause that can be triggered by a transfer. Before using a quitclaim deed on a mortgaged property, understand how it interacts with the loan, and consider speaking with the lender or an attorney.
Moving property into a trust
A common estate-planning use of a quitclaim deed is transferring a home into a revocable living trust so it can pass to heirs without probate. The deed names the trust as grantee and must still be notarized and recorded like any other deed. Because trust transfers have specific titling requirements, and because they can have tax and lender implications, this is an area where confirming the details with an estate-planning professional before notarizing is especially worthwhile.
After notarization
Once notarized, you submit the deed to the county recorder for recording. The notarized file is tamper-evident, so the recorder can trust it has not been altered. Keep your own copy, and note that recording — not just signing — is what makes the transfer part of the public record. Confirm the county’s submission method, since some accept electronic recording and others require a specific process.
Frequently Asked Questions
Can you notarize a quitclaim deed online?
In states that permit remote online notarization, yes. A quitclaim deed can be notarized over a secure video session. The key requirement is that the county where the property is located accepts and records electronically notarized deeds, so confirm that before signing.
What do I need to record a quitclaim deed?
You typically need the completed deed with a correct legal description, the grantor’s notarized signature, any required witnesses, and any transfer tax forms or cover sheets the county requires. Recording requirements vary by county, so confirm the specifics with the recorder’s office.
Is a quitclaim deed safe for buying a home?
Usually not for an arm’s-length purchase. A quitclaim deed offers no guarantees about the title, so buyers from unfamiliar sellers generally want a warranty deed instead. Quitclaim deeds are best for transfers between parties who trust each other, such as family members.
Why is the legal description so important on a deed?
The legal description precisely identifies the property in the public records and is not the same as the street address. An incorrect or incomplete legal description can cause the deed to be rejected at recording or create title problems later, so it should be copied carefully and verified.
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About This Page
Written by the remoteonlinenotary.com/ team. Reviewed by a commissioned online notary public. Last updated: June 15, 2026.
Disclaimer: This article is for general information only and is not legal advice. Notarization and document requirements vary by state and document type. For guidance on a specific matter, consult a qualified attorney or title professional.
Sources (linked inline above): National Notary Association