Grant Deed vs. Quitclaim Deed in California

Deeds are documents that convey ownership of real estate from a current owner to a new owner. Unlike a contract of sale, a deed is not about money changing hands — it conveys ownership by identifying the property description, location, the name of the previous owner (grantor), and the name of the new owner (grantee). In California real estate, the type of deed used determines the level of protection for the buyer.

A grant deed is the standard deed used in most California real estate transactions. It includes implied warranties: the grantor has not previously transferred the property to someone else, and the property is free from undisclosed encumbrances. Grant deeds include a full legal description of the property, verify that the seller owns clear title, guarantee the property is clear of liens, and can be backed by title insurance. The seller signs the deed as the grantor; the recipient is the grantee.

A quitclaim deed transfers whatever interest the grantor may have in the property — without any warranties or guarantees. The grantor makes no promises about whether they actually own the property or whether there are undisclosed liens or claims against it. A quitclaim deed does not contain a title covenant and is not backed by a title insurance policy, offering a lower level of protection for the grantee.

Quitclaim deeds are commonly used between family members, between spouses during divorce proceedings, to convey property as a gift through a will, or by a third party legally responsible for the property — not in arm's-length sales. Using a quitclaim deed in a purchase transaction would leave the buyer with no recourse if title problems arise.

Team Goeglein at Fidelity National Title facilitates the preparation and recording of grant deeds on every standard transaction in the South Bay and Westside LA. Matt Goeglein and Xavier de la Piedra IV ensure that every deed is properly executed, notarized, and recorded — protecting the buyer's ownership interests.