Grant Deed vs. Quitclaim Deed in California: Which Should You Use?

A deed is the legal document that transfers ownership of real property from one party to another. In California, the two most common deed types are the grant deed and the quitclaim deed. The difference is not whether title transfers — both can transfer title — but what promises the grantor makes about that title.

A grant deed is the default instrument in California purchase transactions. By signing it, the grantor makes two implied covenants: that the grantor has not already transferred the property to someone else, and that the property is free of undisclosed encumbrances known to the grantor. These warranties, combined with an owner's title insurance policy, give the buyer strong protection against hidden title defects.

A quitclaim deed makes no warranties. The grantor transfers whatever interest — if any — the grantor holds in the property. Quitclaim deeds are appropriate for non-arm's-length transfers where the parties already know the title history: adding a spouse to title, removing a spouse after divorce, transferring property into a living trust, or clearing a title defect when the claimant agrees to release any possible interest.

Using a quitclaim deed in a purchase is risky. If the grantor never owned the property, or if there are undisclosed liens, the buyer has no recourse against the grantor. That is why title companies require a grant deed — and an owner's policy — for standard sales.

Both deeds must be signed by the grantor, notarized, and recorded with the county recorder to provide public notice of the transfer. Team Goeglein at Fidelity National Title handles deed preparation, signature coordination, and recording for every transaction in the South Bay and Westside LA. Matt Goeglein and Xavi de la Piedra IV verify the legal description, vesting, and recording details so the transfer is enforceable and insurable.