Warranty, Grant, and Quitclaim Deeds: What the Notary Witnesses

The deed type controls what the seller is promising. The notary's job is identical across all three — but knowing the difference helps you spot signing errors.

A general warranty deed promises clear title back to the property's origin. A special (or limited) warranty deed promises clear title only during the seller's ownership. A quitclaim deed promises nothing — the grantor simply releases whatever interest they may have.

The notary's role doesn't change: verify identity, witness the signature, complete the acknowledgment, apply the seal. But the grantor on a quitclaim is often a former spouse or estranged relative, which means heightened ID verification and a careful read of the legal description.

Misidentifying the grantor on any deed creates a cloud on title that can take years and litigation to clear.