Whether it’s due to death, divorce or a change in personal circumstances, it may become necessary for a name to be removed from a property deed. If it’s your name, you’ll typically complete a deed of conveyance.
Eliminating the ownership rights of someone listed on a property deed typically involves removing the names from the deed and the title. Because some types of property are better suited to specific deeds of conveyance, this process requires knowing more about the type of property you’re discussing.
Regulations differ by state and by county, so you’ll want to research your local laws regarding changes of ownership. And while you can generally complete the process yourself, it’s a good idea to seek legal counsel and have an attorney review the paperwork before you submit.
We break down when to use a quitclaim or warranty deed, how you remove a name and what the risks are.
What’s a quitclaim deed?
A quitclaim deed is used to sign over property to another person. When someone signs a quitclaim deed, it means they’re effectively giving up their claim or rights to the property. There is no exchange of money or warrantees, so it offers the lowest level of buyer protection.
Because they’re high-risk, quitclaim deeds are usually between people you trust — a family member or spouse, for example. Keep in mind that a quitclaim deed doesn’t affect the mortgage. So even if you remove a person from the deed, all parties on the mortgage are still responsible for payments.
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A deed of conveyance — such as a quitclaim or warranty deed — is the most common way to remove a name from the property deed. A deed of conveyance is usually completed by the buyer and the seller who is being removed from the title and deed.
Forms of property ownership
Before you transfer ownership of any property, know the kind of ownership being discussed. Some are better handled with specific deeds of conveyance.
Forms of property ownership types include:
Sole ownership. A single person owns the property.
Joint tenancy. Multiple people own the property.
Rights of survivorship. Multiple people own the property and inherit equal shares after another owner’s death.
Tenants in common. Multiple people own the property and do not inherit any shares after another owner’s death.
Tenancy by entirety. Two people own a property, one of whom inherits the entire property after the other’s death.
There are 5 steps to remove a name from the property deed:
1. Discuss property ownership interests.
Speak with any co-owners to reach an agreement about which names will be removed from the title and why. If removing your name, agree on your share of the property, who it will be transferred to and how the ownership structure is formed.
When transferring property ownership, you’ll use one of two deeds of conveyance:
A quitclaim deed. States that you have the right to transfer a property with no legal assurance that anybody else claims to own it.
A warranty deed. States that you have the right to transfer a property with an explicit assurance nobody else claims to own it.
Quitclaim deeds work for most changes of ownership. While filing requirements vary by state, they’re typically as straightforward as obtaining and filling out the proper form, having it notarized and filing it with the county. The process for filing a warranty deed is basically the same.
However, a warranty deed can be more appropriate in situations when there are multiple owners. It can also prevent future challenges to ownership because it clearly indicates the transferring party’s right to change the ownership.
2. Access a copy of your title deed.
You’ll need to get a copy of the title deed to verify that it currently includes the name you’d like to remove. Get a copy of the title deed from your county clerk’s office. In some cases, you may be able to order the deed online.
If you’re getting a copy from your local land registry office, search for your deed in their database or ask for assistance.
3. Complete, review and sign the quitclaim or warranty form.
Get a quitclaim form online, from an office supply store or from your county or city clerk’s office. If you’re looking to remove your name, you must fill out the quitclaim form, using the same name found on the title deed. Warranty deeds can also be found online, but they’re more often through the county clerk’s office.
Both quitclaim and warranty deeds are valid only when they’re executed correctly. In most counties, the deed must accurately include all parties to the deed as well as the signature of the person conveying or granting the deed.
Quitclaim and warranty deeds must clearly specify:
The name of the grantor and grantee and address of the property.
The transfer date.
The county name, state and city where the deed is signed.
A document number or reference in the county recorder’s office where the previous deed was filed.
The reason for the transfer.
What the grantor will receive from the transfer — for example, a sum of money.
The relevant county, legal property description, tax parcel ID number and other relevant financial or tax info.
The form of ownership.
Sign the deed only if correct and as advised by your attorney, if you have one. Sign in front of a certified notary witness who can acknowledge each signature.
How do I remove the name of a deceased person from a deed?
When one or more of the people on your property deed have died, you’ll need to transfer the property to its living owners. Whether a will is involved or not, if you’re a surviving owner, you’re typically required to submit three documents to your state’s clerk of courts or registrar, including:
Death certificate. You’ll need to obtain a copy of the death certificate to prove the person you’re looking to remove is deceased.
Notarized affidavit. This is a voluntary, sworn statement used by courts to confirm the death and your new ownership. It includes basic contact and information you’ll finalize in front of a notary public.
The new deed. You and any new owners will need to sign and notarize the new property deed and provide it with your other paperwork.
Contact your local courthouse or county clerk to learn more about your state’s specific requirements and any laws of inheritance.
4. Submit the quitclaim or warranty form.
Submit your form at the county or city office where you got the original property deed. Depending on the state, this office could be the county clerk or the land registry.
Some jurisdictions require additional paperwork, like tax documents. Check with your local office to make sure you have everything you need.
How to add your name to a property when all the owners have died
If a will or a court’s decision grants you ownership of real estate, you’ll need to modify the property deed to reflect you’re the new owner.
First, you’ll need to look at the original property deed and confirm it wasn’t jointly owned at the time of the owners’ deaths. If it wasn’t, then you’ll need to write up a new deed to replace the current one.
If you’re willed the property, then you’ll need an executor’s deed. If the owners died without a will and the court granted you ownership, then you’ll need an administrator’s deed. Both deeds must include the property’s legal description and your name as the new owner.
If you’re using an executor’s deed, you’ll need to include:
Confirmation the will has gone through probate
Info showing the executor is authorized to deed you the property
Names of the previous owners
If you’re using an administrator’s deed, you’ll need to draw up the deed in accordance with state law for those who die without a will.
Finally, you’ll need to sign the deed in front of a notary public. You’ll also need to have the will’s executor or the court administrator who issued the deed sign it in front of a notary. You may need to include a copy of the will as part of the deeding process as well.
5. Request a certified copy of your quitclaim or warranty deed.
AAsk for a certified copy of the quitclaim or warranty deed when you file it. You may need to pay a small fee, but keeping it on file can be useful in case of a future property ownership dispute or amendment.
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Removing someone’s name from a mortgage
Contact your lender and see what your options are. You may have to refinance the mortgage to remove a cosigner, but you should also ask about mortgage assumption and mortgage modification.
In a mortgage assumption, one borrower takes over another’s existing home loan. This option allows you to release a borrower from the existing home loan without refinancing.
Loan modification is a change made to the loan’s terms. Though these are usually used in times of financial hardship, the lender may allow a modification to release a borrower.
If none of these options work or if neither borrower can afford the mortgage, you might need to sell the property.
Removing someone’s name from the property deed does not remove their responsibility to pay the mortgage on the property. You’ll need to consult your mortgage provider to change a name on the mortgage itself.
If a person is no longer financially responsible for making payments on the loan, you may need to refinance the mortgage with another lender.
It can be complicated to remove a person’s name from a property deed when they don’t want it to be removed. You may need to go through a partition action, which is a lawsuit that forces co-owners to give up their ownership interests. Partition actions can be costly and time-intensive, so it’s best to use a mediator first.
It depends on your state of residence. Excise taxes are taxes paid when purchases are made on a specific good. Speak with a tax expert to determine whether you’re liable to pay excise taxes when the deed is presented for recording.
A quitclaim deed has no warranties or title, and only operates to turn property from a seller to a buyer. So if the seller owns a home, they can give a quitclaim deed to the buyer, and the seller’s entire interest has been transferred.
A warranty deed says there is no outstanding claims on the property. It includes a statement that the grantor owns the property free and clear of all liens. This deed most often represents a transfer of property, tells the world that the grantor is the rightful owner, and can transfer that ownership when it is sold or exchanged.
Access a legal property description from your local county recorder’s office typically with your municipal address or tax parcel ID number.
Many states require you to use a witness in addition to a notary public for the deed to be valid, including:
Arkansas
Connecticut
Florida
Georgia
South Carolina
Louisiana requires two witnesses in addition to a notary public. Michigan, Ohio and Vermont have required a witness in addition to the notary public in the past but no longer do so.
Costs will vary based on your lawyer’s fees and the county you live in, but you may pay upwards of $250 to remove a person’s name from a property deed. Many lawyers offer free one-hour consultations, which could help you cut down on costs. Have all the appropriate paperwork with you when you meet with your lawyer to make the most of your time spent with them.
It depends on your lawyer and how fast the county recorder’s office files the deed. Some legal advisers can get your deed processed and sent to you for review and signature within two days, but it typically takes five to seven business days.
Then you need to wait for the county recorder’s office to file the deed, which can take two weeks or more. All around, you’re generally looking at three to four weeks for the entire removal process.
Who is most likely to be researching property deeds?
Finder data suggests that women aged 35-44 are most likely to be researching this topic.
Response
Male (%)
Female (%)
65+
4.49%
5.94%
55-64
6.65%
8.89%
45-54
8.23%
10.81%
35-44
10.63%
12.39%
25-34
10.35%
10.67%
18-24
5.37%
5.60%
Source: Finder sample of 33,614 visitors using demographics data from Google Analytics
Marc Terrano is a lead publisher and growth marketer at Finder. He has previously worked at Finder as a publisher for frequent flyer points and home loans, and as a writer, podcast host and content marketer. Marc has a Bachelor of Communications (Journalism) from the University of Technology Sydney. He’s passionate about creating honest and simple reviews and comparisons to help everyone get value for money.
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I’m trying to purchase a track of land. The Parents put there sons name on the deed when they purchased the land back in 2005. They paid for the land and payed all the taxes and now want to sale it but the son won’t sign the sales contract because he wants to keep it for his self after signing a agreement on sales price. Can they get his name off the deed to sell it?
Please note that regulations differ by state and by county, so you’ll want to research your local laws regarding changes of ownership. Also it’s a good idea to seek legal advice on this matter.
If your name is on the deed of the house, A quitclaim deed is used to sign over property to another person. When someone signs a quitclaim deed, it means that they’re effectively giving up their claim or rights to the property. There is no exchange of money or warrantees, so it offers the lowest level of buyer protection. Consult legal advise to know your options regarding this. Hope this helps!
Myself and my exfiance bought a house from my grandmother back in 2013. My name is NOT on the loan, only his. BOTH of our names are on the deed. His parents gave $10,000 towards the down payment. My grandmother who we bought the house from signed a “gift of equity” to help us get to a 20% down. . . we have separated and he is living in the house. they are offering me only $1500 for the house to sign my name off the deed. They told me if the took me to court that I would walk away with $0. I need some guidance on what to do or where to go from here. I have not lived in the house for 3 years and all the bills ect were in his name. Only thing my name was on was the deed and gift of equity from my grandmother.
IF they take me to court would I really walk away with nothing? or should I just take the $1500.00 – I don’t care about the house and want nothing to do with it but also don’t want to be taken advantage of….
I’m sorry to hear about your situation, Sara. Due to the complicated nature of property laws, it would be a good idea to speak to a legal expert for you to know your rights on the property.
I hope this helps. Should you have further questions, please don’t hesitate to reach us out again.
In the State of Pennsylvania, if you have three equal partners to a property and one partner passes away, wouldn’t the deceased partner’s share be divided equally among the surviving partners?
Can a spouse remove their spouse’s name from the deed without their consent and both signatures on a sworn affidavit notarized in the State of Pennsylvania?
Generally, if a partner dies. The property share is divided among the surviving partners unless there is a will has been created that states otherwise or the type of ownership is different. You may want to check the page we are on under “Forms of Property Ownership”. For your second question, a Quitclaim is required to remove someone’s name from a deed. Consent is required as well for all parties indicated on the deed before this is carried out. Hope this helps!
Can I take my son’s name off of the title of my property? He hasn’t lived here in 20+ years and took out a joint second mortgage in my name then left me to pay off the loan.
A quitclaim deed is used to sign over property to another person. When someone signs a quitclaim deed, it means that they’re effectively giving up their claim or rights to the property. There is no exchange of money or warrantees, so it offers the lowest level of buyer protection.
Because they are high risk, quitclaim deeds are usually between people you trust — a family member or spouse, for example. Keep in mind that a quitclaim deed has no effect on the mortgage, so even if you remove a person from the deed, all parties on the mortgage are still responsible for payments. Hope this helps!
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I’m trying to purchase a track of land. The Parents put there sons name on the deed when they purchased the land back in 2005. They paid for the land and payed all the taxes and now want to sale it but the son won’t sign the sales contract because he wants to keep it for his self after signing a agreement on sales price. Can they get his name off the deed to sell it?
Hi Robert,
Thank you for getting in touch with Finder.
Please note that regulations differ by state and by county, so you’ll want to research your local laws regarding changes of ownership. Also it’s a good idea to seek legal advice on this matter.
I hope this helps.
Thank you and have a wonderful day!
Cheers,
Jeni
I’m coowner of a house and they are trying to throw me out. Can they go behind my back and take my name off?
Hi Ashley,
Thank you for reaching out to Finder.
If your name is on the deed of the house, A quitclaim deed is used to sign over property to another person. When someone signs a quitclaim deed, it means that they’re effectively giving up their claim or rights to the property. There is no exchange of money or warrantees, so it offers the lowest level of buyer protection. Consult legal advise to know your options regarding this. Hope this helps!
Cheers,
Reggie
Myself and my exfiance bought a house from my grandmother back in 2013. My name is NOT on the loan, only his. BOTH of our names are on the deed. His parents gave $10,000 towards the down payment. My grandmother who we bought the house from signed a “gift of equity” to help us get to a 20% down. . . we have separated and he is living in the house. they are offering me only $1500 for the house to sign my name off the deed. They told me if the took me to court that I would walk away with $0. I need some guidance on what to do or where to go from here. I have not lived in the house for 3 years and all the bills ect were in his name. Only thing my name was on was the deed and gift of equity from my grandmother.
IF they take me to court would I really walk away with nothing? or should I just take the $1500.00 – I don’t care about the house and want nothing to do with it but also don’t want to be taken advantage of….
Thank you!
Hi Sara,
Thank you for reaching out to Finder.
I’m sorry to hear about your situation, Sara. Due to the complicated nature of property laws, it would be a good idea to speak to a legal expert for you to know your rights on the property.
I hope this helps. Should you have further questions, please don’t hesitate to reach us out again.
Cheers,
Reggie
In the State of Pennsylvania, if you have three equal partners to a property and one partner passes away, wouldn’t the deceased partner’s share be divided equally among the surviving partners?
Can a spouse remove their spouse’s name from the deed without their consent and both signatures on a sworn affidavit notarized in the State of Pennsylvania?
Hi Jim,
Thank you for reaching out to Finder.
Generally, if a partner dies. The property share is divided among the surviving partners unless there is a will has been created that states otherwise or the type of ownership is different. You may want to check the page we are on under “Forms of Property Ownership”. For your second question, a Quitclaim is required to remove someone’s name from a deed. Consent is required as well for all parties indicated on the deed before this is carried out. Hope this helps!
Cheers,
Reggie
Can I take my son’s name off of the title of my property? He hasn’t lived here in 20+ years and took out a joint second mortgage in my name then left me to pay off the loan.
Hi Marilyn,
Thank you for reaching out to Finder.
A quitclaim deed is used to sign over property to another person. When someone signs a quitclaim deed, it means that they’re effectively giving up their claim or rights to the property. There is no exchange of money or warrantees, so it offers the lowest level of buyer protection.
Because they are high risk, quitclaim deeds are usually between people you trust — a family member or spouse, for example. Keep in mind that a quitclaim deed has no effect on the mortgage, so even if you remove a person from the deed, all parties on the mortgage are still responsible for payments. Hope this helps!
Cheers,
Reggie