Quitclaim Deed Notary in Denver. The right tool for family and clarifying transfers.

A quitclaim deed transfers whatever interest a property owner has to a recipient, without the warranties that come with a standard sale. It's the right tool for family transfers, divorce-related title changes, trust funding, and clarifying conveyances where the parties already know the property's history. I notarize Colorado quitclaim deeds across the Denver metro at a flat $125 to $150 per closing, including travel within 25 miles of central Denver.

1. 01

   Call with the transfer details

   Tell me who the grantor is, who the grantee is, the property address, the type of transfer (gift, divorce, trust funding, etc.), whether you already have the deed drafted, and any complications (name discrepancies, multiple parcels, lender consent needed). If you don't have a deed yet, I'll point you toward where to get one drafted.

2. 02

   I review the deed before driving

   I check that the deed uses the right Colorado statutory language ("quitclaim" rather than "convey"), that the grantor and grantee names match the IDs that will be presented, that the property is described correctly, that the TD-1000 is filled out, and that the right notarial certificate is attached. If something needs fixing, I'll flag it before the appointment rather than at the table.

3. 03

   I arrive prepared

   Seal, journal, the right certificates, and blank name-affidavit forms in case of an ID-vs-deed name discrepancy. Most quitclaim signings happen at homes, offices, or coffee shops; some happen at attorney offices.

4. 04

   Notarize and brief on recording

   I verify the grantor's ID (and the grantee's if they're signing acknowledgment of receipt), witness the signature, apply the seal, and log the act. I'll walk through how recording works at the county clerk and recorder, what the recording costs will be ($43 plus documentary fee), and the practical options for who handles the recording (the grantee, the grantor, or a coordinating attorney).

01

What does a quitclaim deed actually do?

A quitclaim deed transfers whatever interest the signer (the grantor) has in a property to the recipient (the grantee), without making any guarantee about what that interest is or whether anyone else also has a claim on the property. If the grantor owns the property outright, the grantee gets full ownership. If the grantor only owns half, the grantee gets half. If the grantor owned nothing, the grantee gets nothing. The deed transfers the interest as it exists, without warranties.

02

When is a quitclaim deed the right tool?

Quitclaim deeds shine in low-trust-needed scenarios. Family transfers (parent to child, spouse to spouse). Adding a new spouse's name to a property after marriage. Removing a former spouse's name after divorce. Transferring property into or out of a revocable living trust. Clearing up title issues where someone might have a claim and you want a clean release. Transferring property to a co-owner who's buying out the other owner. In all of these, the parties already know the property's status; they don't need warranties from each other.

03

When should I NOT use a quitclaim deed?

Arm's-length sales between strangers. If you're selling property to someone who doesn't know its history, that buyer needs the warranties a warranty deed provides: a guarantee from the seller that the title is clear, that no one else has a claim, that the seller has the right to sell. A quitclaim deed doesn't provide any of that, so a buyer accepting one is taking on hidden risk. Most title companies won't insure a transaction that uses a quitclaim deed where a warranty deed would be expected. For arm's-length sales, use a warranty deed.

04

Quitclaim vs warranty deed, what's the difference?

A warranty deed transfers ownership and includes the grantor's legal guarantees about clear title (no liens, no unknown claims, full right to sell). It comes with a covenant of warranty: if a problem with the title shows up later, the grantor is on the hook. A quitclaim deed transfers whatever interest the grantor has without any guarantees. If a title problem shows up, the grantee absorbs the consequences. The legal mechanics of recording and notarization are the same for both; the protection level for the recipient is dramatically different.

05

Does a Colorado quitclaim deed need to be notarized?

Yes. Colorado law requires real-estate deeds, including quitclaims, to be acknowledged before a notary public to be recordable with the county clerk and recorder. Without notarization, the deed is still legally effective between the grantor and grantee (a private agreement), but it can't be recorded, which means no third party (title companies, lenders, future buyers) will know the transfer happened. Recording is what makes a deed publicly enforceable, and notarization is the prerequisite to recording.

06

What's the TD-1000 form?

The Real Property Transfer Declaration (TD-1000) is a Colorado-required form that has to accompany every deed presented for recording. The form tells the county assessor about the transaction: sale price, type of transfer, financing involved, whether the new owner intends to occupy the property. The TD-1000 is signed (typically by the grantor or grantee depending on the transfer type) and submitted alongside the deed at recording. The form doesn't always need separate notarization, but it does need to be filled out correctly to avoid recording delays.

07

What are the recording fees for a Colorado quitclaim deed?

Colorado moved to a flat-fee recording schedule in 2025: $43 per document at the county clerk and recorder, regardless of length. Documentary fees apply at $0.01 per $100 of consideration (the sale price or value of what was exchanged) over $500. So a quitclaim transferring a property for $0 (a true gift, common in family transfers) carries only the $43 recording fee. A quitclaim transferring property for $400,000 carries the $43 fee plus $40 in documentary fees. The county handles both at recording.

08

Can a quitclaim deed be used for divorce property transfer?

Yes, very commonly. A divorce decree often orders one spouse to transfer their interest in the marital home to the other spouse. The transfer is typically done by quitclaim: the spouse giving up their interest signs the deed, the deed is notarized, and the deed is recorded with the county. The quitclaim is the right tool here because both spouses already know the property's history and title status; the issue is just removing one spouse's name from title. I notarize divorce-related quitclaim deeds regularly, often at the signer's kitchen table or a neutral location.

09

Can I quitclaim my interest to my spouse to add them to title?

Yes. A common scenario after marriage is one spouse wanting to add the other to the title of a home that was owned individually before the marriage. The original owner signs a quitclaim deed transferring an interest (often a one-half interest or a joint tenancy interest) to themselves and the new spouse together. The result is joint ownership going forward. The notarial work is the same as any other quitclaim, but the legal mechanics around what fractional interest gets transferred and how it affects future inheritance can be subtle; an attorney's help is worth the consultation for these.

10

Can I quitclaim my own house to a trust I created?

Yes. Transferring real property into a revocable living trust is one of the most common reasons people use quitclaim deeds. The grantor is the individual; the grantee is the trustee of the trust (often the same individual acting in their trust capacity). The deed transfers the property's interest from the individual's name to the trust's name. Notarized, recorded, done. The same applies when transferring property out of a trust (back to the individual) or between trusts. Estate-planning attorneys handle these as part of trust funding.

11

What if the property has a mortgage?

A quitclaim transfers the property subject to any existing mortgage. The mortgage doesn't go away because of the transfer; the lender's lien remains on the property. For family transfers and most internal transfers (marital, trust funding), the mortgage simply continues with the new owner. For transfers that change ownership in a more substantial way, the mortgage's due-on-sale clause may be triggered, allowing the lender to demand full payment. Federal law (the Garn-St. Germain Act) provides exceptions for many family and trust transfers, but the lender should be notified or consulted for non-obvious cases.

12

Can you draft the quitclaim deed for me?

No. Drafting a deed is the practice of law in Colorado, and notaries can't practice law. If you need a deed drafted, the right resources are a real-estate attorney, a title company, or a reputable legal-document-preparation service. There are also Colorado-specific quitclaim deed templates available from law-document sites that you can complete yourself, but I can't recommend specific ones because the right template depends on the specific transfer. Once the deed is drafted and ready for signature, I notarize it; that's my role in the process.