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What is a quit claim?

In general, a quitclaim deed is a deed that conveys a grantor's or seller's complete interest or claim in certain real property, but that does not warrant or profess that the title is valid. "A quitclaim deed purports to convey only the grantor's present interest in the land, if any, rather than the land itself. Since such a deed purports to convey whatever interest the grantor has at the time, its use excludes any implication that he has good title, or any title at all. Such a deed in no way obligates the grantor. If he has no interest, none will be conveyed. If he acquires an interest after executing the deed, he retains such interest. If, however, the grantor in such deed has complete ownership at the time of executing the deed, the deed is sufficient to pass such ownership." (Robert Kratovil, Real Estate Law 49 (6th ed. 1974).

In contrast, a warranty deed is a type of deed where the grantor guarantees that he or she holds clear title to a piece of real estate and has a right to sell it. Generally, a warranty deed contains one or more covenants of title and expressly guarantees the grantor's good, clear title.

A seller who does not know whether his title is good or bad usually uses a quitclaim deed in conveying. Of course, the purchasing of title insurance will help insure against title defects that arise later in time.