Quitclaim deed (add, remove or transfer owners)
In Florida a deed needs two in-person witnesses on top of the Notary Public. Miss either requirement and the county rejects it at recording.
A quitclaim deed changes who appears as owner on a property's title. It's used to add someone, to remove someone, and to transfer whatever interest you hold — without warranting that the title is free of liens.
The cases I see most in Orlando: adding a spouse after getting married, removing one after a divorce or after buying out their share, adding a child or a business partner, correcting how a name was spelled, and moving a property into a trust or an LLC.
Florida law requires whoever signs the transfer (the grantor) to do so before two in-person witnesses and a Notary Public. On top of that, if the property is your homestead and you are married, your spouse must also sign even if they aren't on the title. I verify identities, witness the signatures, complete the notarial certificate and bring the witnesses if you don't have them.
Important: I don't draft the deed or tell you whether a quitclaim deed is the right instrument. Changing the title can affect your mortgage, your taxes, your homestead exemption and your title coverage. That document must be prepared by an attorney or a title company; my part is making the signatures valid.
How the process works
- 1
Get the deed prepared
An attorney or title company drafts it, with the property's exact legal description.
- 2
I review the document
Before the appointment I confirm the details, the legal description and the notarial block are complete.
- 3
Sign with witnesses
The grantor signs in front of me and two witnesses. If you don't have them, I bring them with notice.
- 4
Record with the county
I tell you where and how to record it, and flag the documentary stamp tax that usually applies.
Questions about this service
Do you prepare the quitclaim deed?
No. Drafting a deed is the practice of law, and I'm not an attorney. An attorney or title company prepares it; I notarize the signature and provide the witnesses.
How many witnesses do I need?
Two. Florida law requires the grantor to sign before two in-person witnesses, in addition to the Notary Public. I can bring them with advance notice.
Is notarizing it enough?
No. For it to take effect against third parties it must be recorded with the county office where the property sits, and documentary stamp tax normally applies.
Can I remove someone from the title without their signature?
No. The person coming off the title is the one signing as grantor, so their signature is essential. And keep in mind that removing someone from the title does not release them from the mortgage — that debt is separate and only the lender can resolve it.
Does adding or removing someone affect my mortgage?
It can. Many mortgages include a clause letting the lender demand the full balance if ownership changes. Confirm with your lender or attorney before signing.
Can it be done online with RON?
Some counties accept deeds signed by remote notarization and others don't. We confirm before booking so you don't lose the trip or the recording.