What Is a Quiet Title Action?

Many Florida homeowners add a spouse to the deed after marriage. This is usually done with a quitclaim deed or a warranty deed from the owner to the owner and spouse together. When a married couple owns a home together, Florida treats it as a tenancy by the entirety unless the deed says otherwise.An existing mortgage usually does not block the transfer. The federal Garn-St Germain Act generally bars a lender from enforcing a due-on-sale clause when a spouse becomes an owner of a home the borrower lives in. Adding a spouse to the deed does not add that spouse to the loan.Documentary stamp tax can apply because a mortgage balance counts as consideration. Florida law exempts a transfer of homestead between spouses when the only consideration is the mortgage, so the attorney checks whether the deed qualifies.Adding a spouse does not reset the Save Our Homes cap on homestead property taxes.QuickDeeds prepares this deed for a $350 flat fee. For other situations, see how to add someone to a deed.

Florida's Save Our Homes rule caps yearly increases in the assessed value of a homestead. A "change of ownership" can reset the assessment to market value, so homeowners often ask whether adding a name triggers that reset.Under section 193.155, several transfers are not treated as a change of ownership:Adding or removing a spouse, including transfers after a divorce or to a surviving spouse.Deeds where the owner is both the grantor and a grantee and simply adds another person, as long as the owner keeps the homestead exemption.Deeds that only correct an error.There is a catch. If the person added later applies for a homestead exemption on the property, the law treats that as a change of ownership.A new owner who qualifies for and wants a homestead exemption applies to the county property appraiser by March 1 of the tax year (section 196.011(1)). When there is a change of ownership, the property is reassessed at just value as of January 1 of the following year (section 193.155(3)(a)).Adding a child or partner can still have other effects, such as a gift tax filing, doc stamps on any mortgage balance, and exposure to the new owner's creditors. A lady bird deed is one way to name family members without giving them ownership now. See how a lady bird deed affects homestead, or read how to add someone to a deed.

A Florida deed is recorded with the Clerk of the Circuit Court in the county where the property is located. Most clerks accept deeds in person, by mail, or through an approved eRecording service. Each office is listed on the county recording locations page.Electronic recording, or eRecording, sends the signed deed to the clerk through an approved vendor instead of by mail or in person. Florida law allows electronic documents and electronic signatures to satisfy recording requirements (section 695.27). With eRecording, the signer keeps the paper original and the recorded image comes back electronically, as the Manatee County Clerk notes. QuickDeeds, a deed preparation and recording service from Easler Law, PLLC, records deeds in all Florida counties.Before recording, the deed must meet Florida's form rules. The grantor signs in front of two witnesses and a notary. The names and post office addresses of the grantor, the witnesses, the person who prepared the deed, and each grantee must be printed on it. The clerk also needs a 3 inch by 3 inch blank space at the top right of the first page.At recording, the clerk collects a fee of $10.00 for the first page and $8.50 for each additional page, plus documentary stamp tax of 70 cents per $100 of consideration.Recording is what protects the new owner. Under Florida law, an unrecorded deed is not good against a later buyer or creditor who had no notice of it.When QuickDeeds prepares a quitclaim deed or lady bird deed, the attorney formats it to meet these rules.

Many Florida deeds say the property was transferred "for $10 and other good and valuable consideration." This is a drafting custom, not a legal requirement. A deed does not need consideration to be valid in Florida. A property owner can give real estate away with a gift deed, and the deed still transfers title if it is properly signed, witnessed, and delivered (section 689.01). Consideration matters for contracts, such as a purchase agreement, but a deed is a conveyance, not a contract.The $10 language developed for a few reasons.Custom: older deed forms used it, and Florida's statutory deed forms leave a blank for the amount (section 689.02).Price privacy: the deed itself does not state the sale price. In Florida, the doc stamp amount shown on a recorded deed can reveal the price, so the privacy benefit is limited.Stating $10 does not reduce documentary stamp tax. In Florida, the tax on a deed is 70 cents per $100 of consideration, and consideration includes money paid, the discharge of an obligation, and the amount of any mortgage or other encumbrance on the property, whether or not the debt is assumed (section 201.02(1)). The tax is based on that actual consideration, regardless of what the deed recites. QuickDeeds attorneys draft the consideration language to match the transfer.

The right deed depends on when the family member should own the property.To give it now, most families use a quitclaim deed, since both sides know the title history. A general warranty deed gives the recipient stronger protection. Either way, the deed must be signed in front of two witnesses and a notary and then recorded with the county clerk.Giving property away now has trade offs. The owner gives up control, the new owner's creditors could reach it, and the gift can carry federal gift tax filing and capital gains consequences. If the home is mortgaged, doc stamps may be owed on the loan balance.To pass it at death instead, a lady bird deed keeps the owner in full control. The owner can sell, mortgage, change, or revoke it at any time. At the owner's death, title is designed to pass to the family member without probate, regardless of the owner's will. QuickDeeds prepares the deed within 1 to 2 days after the consultation.If the home is a homestead and the owner has a spouse or minor child, Florida's homestead rules may limit who can receive it. Compare options in which deed fits a property transfer.

In Florida, undue influence happens when someone pressures or manipulates a property owner into signing a deed that does not reflect the owner's true wishes. To decide whether undue influence occurred, courts look at factors including:Confidential relationship: a close relationship of trust, such as between a caregiver and an elderly person.Isolation of the grantor: the owner was cut off from family or advisors.Involvement in the deed: the person who benefits helped prepare the deed or arranged the signing.Vulnerability: the owner was ill, elderly, or mentally impaired.Unusual result: the transfer heavily favors one person, especially if it departs from earlier plans.No independent advice: the owner had no independent attorney or advisor review the deed.ExamplesCaregiver: an elderly woman deeds her home to her caregiver, who arranged the deed, kept family away, and told her the transfer was what she needed.Family pressure: a man with early signs of dementia is pressured by one child to deed property only to that child. The child drafts the deed and has him sign without a lawyer.Financial dependence: a relative who supports an owner financially convinces the owner to transfer property in exchange for continued support.Anyone who suspects a deed was signed under undue influence should speak with a Florida real estate or probate attorney promptly. Related: what courts examine in undue influence cases.

The right deed depends on who is receiving the property, whether money is changing hands, and whether the owner wants to transfer now or at death. A Florida real estate attorney can match the deed to the situation.Sales to a BuyerGeneral warranty deed: the seller promises good title for the property's entire history and agrees to defend it. Buyers and lenders usually expect this deed in a home sale.Special warranty deed: the seller's promises cover only the seller's ownership. Common for banks, builders, estates, and commercial sellers.Transfers to Family NowQuitclaim deed: transfers whatever interest the owner has, without title promises. Common for gifts to children, adding a spouse, or a divorce. A gift now gives up control and has tax effects:The new owner's creditors or divorce can reach the property.The recipient takes the owner's tax basis, which can mean higher capital gains tax on a later sale.A gift worth more than $19,000 (2026) generally requires a federal gift tax return.Doc stamps can be owed if the property has a mortgage.Transfers to Family at DeathLady bird deed: the owner keeps full control for life, including the right to sell, mortgage, or revoke the deed without the beneficiaries' consent. At death, the property is designed to pass to the named beneficiaries without probate.Homestead: the owner keeps the homestead exemption and Save Our Homes cap.Tax basis: beneficiaries generally receive a stepped-up basis at the owner's death.Gift tax: no completed gift when the deed is signed.Medicaid: Florida generally does not treat a lady bird deed as a transfer that affects eligibility, and Florida recovers Medicaid costs through probate claims. Medicaid planning should be reviewed with an elder law attorney.Limits: an owner with a spouse or minor child may be restricted in leaving homestead property to others.CostQuickDeeds prepares each of these deeds for a $350 flat fee and prepares the deed within 1 to 2 days after the consultation. See also transferring property to a family member.

A deed of trust is a document that secures a real estate loan with the property. It is used in many states outside Florida. It involves three parties: the borrower (trustor), the lender (beneficiary), and a neutral third party (trustee). The borrower conveys legal title to the trustee, who holds it as security until the loan is repaid. In states that allow it, the trustee can sell the property without a court case if the borrower defaults.Deeds of Trust in FloridaFlorida does not use deeds of trust in ordinary home lending. Florida law says any instrument given to secure the payment of money is treated as a mortgage, whatever it is called. Florida mortgages are foreclosed through the courts, so a document labeled a deed of trust would still require a court foreclosure in Florida. A Florida home loan uses a promissory note and a mortgage.Where Deeds of Trust Are UsedDeeds of trust are common in states such as California, Texas, Virginia, and Colorado, where the law allows non-judicial foreclosure. Floridians who own property in those states may sign one when they borrow.How It Differs From a MortgageParties: a mortgage has two parties, borrower and lender. A deed of trust adds a trustee.Foreclosure: a deed of trust usually allows out-of-court foreclosure in states that permit it. Florida mortgages require a court case.Release: when the loan is paid, the trustee issues a reconveyance. In Florida, the lender records a satisfaction of mortgage.Deed of Trust vs. Warranty DeedA deed of trust secures a loan. A warranty deed transfers ownership. A typical Florida home purchase involves a warranty deed from the seller to the buyer and a mortgage from the buyer to the lender.

Florida uses several types of deeds, each with a different purpose. The most common are:General warranty deed: the seller promises to own the property, to have the right to sell it, that it is free of encumbrances other than those listed, and to defend the title. The promise covers the property's entire title history. This is the deed most buyers expect in a home sale.Special warranty deed: similar to a general warranty deed, but the seller's promises cover only the seller's ownership period. Common in sales by banks, builders, estates, and commercial sellers.Quitclaim deed: the grantor makes no promises about the title and transfers only whatever interest the grantor has, if any. Common for family transfers, divorces, and clearing up a possible claim.Life estate deed: the owner keeps the right to live in the property for life, and the property passes to a named person, called the remainderman, at the owner's death. The owner cannot sell or mortgage the property without the remainderman's signature.Lady bird deed (enhanced life estate deed): a life estate deed in which the owner also keeps the power to sell, mortgage, or give away the property without the beneficiaries' consent. It is designed to pass the property without probate while leaving the owner in control.Corrective deed: fixes a mistake, such as a misspelled name or legal description error, in an earlier deed.Easement deed: grants someone the right to use part of a property, such as for access or utilities.Timeshare deed: transfers a deeded timeshare interest.

Divorce does not remove a name from a deed by itself. When a married couple owns a home as tenants by the entirety, Florida law converts that ownership to a tenancy in common when the marriage is dissolved. Both former spouses still own a share until one of them deeds it away or a court orders otherwise.The usual fix is a quitclaim deed from the spouse who is leaving to the spouse who is keeping the home. The marital settlement agreement or final judgment usually says who gets the property and when the deed must be signed. If a former spouse refuses to sign, the divorce court can enforce its judgment.Florida exempts from documentary stamp tax a deed transferring the marital home between spouses or former spouses as part of a divorce. The attorney confirms the deed qualifies.Removing a name from the deed does not remove that person from the mortgage. The lender must release them or the loan must be refinanced.A transfer between spouses due to divorce does not by itself reset the Save Our Homes cap on property taxes. Read more in how to remove someone from a deed.

Undue influence over a Florida deed usually requires a confidential relationship, active procurement of the deed by the person who benefits, and a substantial benefit to that person. Courts also weigh signs such as isolation and vulnerability when deciding whether to set a deed aside.Main Elements Courts ExamineThree core elements are usually needed: a confidential or fiduciary relationship between the influencer and the grantor, the influencer's active procurement of the deed, and a substantial benefit to the influencer. When these are shown, Florida law presumes undue influence, and the burden shifts to the person who benefited to prove the deed was the grantor's free choice.Signs of Active ProcurementFlorida courts commonly look at whether the person who benefits:Was present when the deed was signed.Was present when the grantor first said they wanted to make the deed.Recommended the attorney who prepared the deed.Knew what the deed said before it was signed.Gave the attorney instructions for preparing the deed.Found the witnesses for the signing.Kept the deed after it was signed.Other FactorsCourts also consider isolation of the grantor from family or advisors, mental or physical vulnerability due to age, illness, or dependency, an unnatural result, and the lack of independent legal advice. When these factors are present, a court may set aside the deed. An experienced Florida real estate or probate attorney can review a specific situation.

To remove someone from a Florida deed, that person signs a new deed transferring their interest to the remaining owners. A name cannot be removed without the owner's signature unless a court orders it or the owner has died.This is usually done with a quitclaim deed and sometimes with a warranty deed.1. Choose the Deed TypeQuitclaim deed: the simplest and most common method. The person being removed signs over whatever interest they have, without title warranties.Warranty deed: includes promises about the title. Less common for removing a name, but sometimes requested.2. Prepare the New DeedDrafting: the deed states the transfer from the person being removed (grantor) to the remaining owners (grantees).Legal description: copied exactly from the current deed.Form of ownership: the deed should state how the remaining owners will hold title.3. Sign the DeedThe person being removed signs before two witnesses and a notary public. Florida requires two witnesses for a valid deed and notarization for recording.4. Record the DeedClerk of court: the deed is recorded in the county where the property is located, which gives public notice of the change.Documentary stamp tax: due on the consideration for the share transferred, including that share of any mortgage balance. Transfers of the marital home under a divorce are exempt.Special CasesDivorce: see removing a spouse after divorce.Death: see removing a deceased person from a deed.Refusal: if a co-owner will not sign, a partition action in court may be the only option.Removing a name from a deed does not remove that person from the mortgage. Schedule a consultation to start.