What To Do When a Quitclaim Deed Is Challenged

Updated September 27, 2023
11 min read
What To Do When a Quitclaim Deed Is Challenged


Transferring ownership of a property is often a complex and delicate process. Amidst various property transfer documents, one that often comes up is the quitclaim deed. When there's a perceived impropriety or error, you may find yourself needing to challenge a quitclaim deed. So, if you're grappling with a quitclaim deed transfer and it's challenged, what next?

What Is a Quitclaim Deed?

A quitclaim deed can be best described as a legal document that performs a straightforward yet significant task: transferring property ownership from one party, referred to as the grantor, to another, known as the grantee. This deed takes center stage in unique situations where traditional property sales are not involved, often occurring among family members or close associates. Nonetheless, as you prepare to transfer property with a quitclaim deed, comprehending its purview is paramount. Crucially, the quitclaim deed offers no guarantees or warranties about the property title. This is where it diverges from other property deeds like the warranty deed covered by the U.S. Property Law.

Why is understanding this distinction important? For starters, it may dictate how you approach a scenario where you need to challenge a quit claim deed. Notably, since the grantor in a quitclaim deed transfer doesn't make any warranties about the property title's state, any title defects that appear later fall upon the grantee's shoulders. This can create an impasse when you need to challenge a quitclaim deed, especially without a thorough pre-transfer title examination. Given this lack of assurance, the process of challenging a quitclaim deed often requires additional legal support and substantial evidence to prove that the transfer was illegitimate or involved errors, coercion, or fraud.

Situations where a quitclaim deed is commonly used

Quitclaim deeds tend to surface in property transfers where a traditional sale isn't the backbone. To challenge a quit claim deed, it's crucial to be aware of these scenarios. They commonly include:

  • During divorce settlements: When a couple dissolves their marriage, the shared property often needs to be divided. A quitclaim deed can help in this transition. However, misunderstandings or mistreatments might spur the need to challenge a quitclaim deed.

  • Transferring property to a trust: Another instance where quitclaim deeds are used is in moving property into a trust. Just like in a divorce settlement, this process can be complex and fraught with potential disputes, needing some parties to challenge a quitclaim deed.

  • Gifting property: When a property is handed over as a gift, it's common to use a quitclaim deed to formalize the process. Despite the good intentions, sometimes, conflicts may arise after the transfer, leading to a situation where parties challenge a quitclaim deed.

Each of the mentioned scenarios represents a common use of the quitclaim deed. Although it seems straightforward, remember that disputes can surface post-transfer, so it's important to be ready to challenge a quitclaim deed if necessary.

Reasons for Challenging a Quitclaim Deed

Digging into the reasons to challenge a quit claim deed reveals the complexities that can arise in these transactions. For example, you'd want to challenge a quitclaim deed transfer if there's a suspicion of fraud, undue influence, or the grantor lacks the mental capacity to understand the implications of the transaction. It's common, sadly, to find cases where you need to challenge a deed signed by an older person who might not have fully comprehended the action they were taking.

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A Step-by-Step Guide on How To Challenge a Quitclaim Deed

Navigating the legal steps to challenge a quitclaim deed transfer can be tricky. Knowledge is power, so here's a simplified overview:

  1. Gather evidence: If you're firm on your decision to challenge a quit claim deed transfer, start by accumulating compelling evidence to support your claim.

  2. Hire a real estate attorney: With your evidence at hand, bringing a real estate attorney on board can lend you an unparalleled advantage. They can guide you through the complex legal journey, advocating for your interests along the way.

  3. File a lawsuit: Your attorney will help you file a lawsuit to challenge the quitclaim deed, making sure that your evidence is presented in a compelling manner.

While this might seem daunting, with solid evidence and a skilled attorney, you stand a good chance of successfully challenging a quitclaim deed.

Preventative Measures against Quitclaim Deed Disputes

'Prevention is indeed better than cure,' as the popular saying goes, and it's a theory that holds its ground in property transfer scenarios. When you desire to transfer property with a quitclaim deed, in order to minimize the potential need to later challenge the quitclaim deed, there are some proactive steps you can take:

  • Title search: Always conduct a thorough title search to ascertain the property's status. This step will help you identify any potential hiccups that could accelerate the need to challenge a quitclaim deed down the road.

  • Scrupulous scrutiny: When dealing with the quitclaim deed, attention to detail is necessary. Use a standard quitclaim deed template and scrutinize it for any ambiguities. This might look like a tough nut to crack, but it substantially lessens the future need to challenge a quitclaim deed.

  • Consult an attorney: As a preventive measure, before you put pen to paper, consult with a competent attorney. Having a legal aide who could, in essence, be a fresh pair of eyes could be beneficial. The attorney can double-check the fine print and guide you, ensuring you won't have the need to challenge the quitclaim deed later.

By paying keen attention to these preliminary checks, there'll be less likelihood of messy legal contests. Hence, get your ducks in a row and be proactive before resorting to the quitclaim deed transfer. After all, foresight can save you the need to challenge a quitclaim deed in the future.


Navigating the process to challenge a quitclaim deed requires tenacity, attention to detail, and legal guidance. Stay attuned to potential red flags and consider adopting preventative measures before completing a quitclaim deed transfer. Remember, your right to challenge a quitclaim deed by an old person or anyone, for that matter, is protected by law.

Legal situations, like challenging a quitclaim deed, can be intriguing, yet daunting. Integrating resources like Lawrina, a reliable legal tech ecosystem, could make the process smoother and help you steer through the murky waters of real estate litigation confidently. For more insights into real estate law and other legal domains, check available real estate templates.

Article by
Alina Kalyna

Alina Kalyna is the Content Specialist at Lawrina. With her experience in content creation, Alina is adept at producing comprehensive and engaging content across various platforms. Her role at Lawrina involves generating high-quality content for the blog, guides, and other materials.

Frequently Asked Questions

Can a signed quitclaim deed be reversed?

The process to reverse a quitclaim deed isn't as simple as pressing a button. When you sign a quitclaim deed, the property rights transfer almost immediately. If you find yourself on the back foot and you need to challenge a quitclaim deed that's already been signed, it typically requires the consent of the grantee. In most cases, the grantee would need to willingly sign another quitclaim deed, shifting the property rights back to the original owner. 


However, there are exceptions, such as fraud or legal incapacity, where challenges can lead to the reversal of the deed without requiring the grantee's consent.


Can a quitclaim deed be contested after the grantor's death?

Yes, a quitclaim deed does not become untouchable after the grantor's death. It's entirely possible, and sometimes necessary, to challenge a quitclaim deed posthumously. Commonly, these circumstances arise when concerns exist regarding the deceased's mental state at the time of signing or cases of undue influence. If you're able to present strong evidence that the grantor was coerced, tricked, or lacked the cognitive ability to understand the deed they were signing, you might successfully challenge the quitclaim deed long after the grantor's demise.

What are the legal repercussions of challenging a quitclaim deed?

Challenging a quitclaim deed is not a venture to be taken lightly. There are considerable legal repercussions attached to the challenge. If successful, the first and foremost implication would be the invalidation of the deed, essentially nullifying the property transfer. Plus, you could be awarded a refund of the property value if you had made payments. In some circumstances, especially in instances of fraud or severe impropriety, punitive damages could be awarded as the court sees fit. However, bear in mind that the process to challenge a quit claim deed can be rigorous and potentially costly, too, influencing the overall results of your challenge.