If you’ve inherited a home through a quitclaim deed or received one during a divorce settlement, you might be wondering if you can actually sell that property. The short answer is yes, but it’s more complicated than a traditional sale. Fortunately, we buy houses in Texas and are experienced real estate investors who have helped countless homeowners navigate these complex situations and turn their clouded title properties into cash.
Can You Legally Sell a House With a Quitclaim Deed in Texas?
You can legally sell whatever interest in property you own, even if it’s from a quitclaim deed, but it can be tricky.
To make this less confusing we’ll break it down – a quitclaim deed transfers whatever ownership rights the grantor has, but it doesn’t guarantee things like a clear title or warranties regarding the property’s legal status. So basically what this is saying when someone uses a quitclaim deed is: “I’m giving you my rights but I can’t promise they’re valid or complete”.
What this ends up creating is a “clouded title” which just means that ownership isn’t clear. Unfortunately, this does make things more complicated because most traditional home buyers and their lenders won’t touch a property with a clouded title. The main reason for that is that banks need a clear, insurable title before approving mortgages, which severely limits your potential buyer pool
On a brighter note, cash home buyers and investors like us can work with these type of situations because we don’t need mortgage approval.
The “Uninsurable Title” Problem: Why Banks Reject Quitclaims
A big hurdle you’ll run into is getting title insurance. A title insurance company’s job is to protect lenders and buyers against things like ownership disputes, liens, and other title defects. When a quitclaim deed is spotted in the chain of title, alarm bells start going off.
There are several reasons why title insurance companies start seeing red flags. Their concerns consist of the fact that the grantor might not have had full ownership rights to transfer. There could be unknowns like liens or encumbrances on the property. Lastly, family members or spouses might have claims that weren’t handled correctly.
Why is this a big deal? Well, without title insurance, banks won’t approve FHA loans or conventional mortgages. So it creates a dilemma, you won’t be able to sell to most buyers because they can’t get financing, and they can’t get financing because the title isn’t insurable.
To be able to get past this situation, you’ll have to use strategies to “cure” the title problem.
Texas Terminology: Quitclaim vs. Warranty Deed vs. Deed Without Warranty
Texas has its own rules for property deeds that differ from other states. Knowing these differences helps with real estate transactions.
A quitclaim deed (also called a “quit claim deed”) gives no warranties about title. The grantor just hands over whatever interest they have to the grantee. They make no promises about whether that interest is actually valid.
Texas has two types of warranty deeds. General warranty deeds give the best protection – the grantor guarantees a clear title and will defend against any claims. Special warranty deeds protect less, only covering problems that happened during the grantor’s ownership.
Texas also uses “deeds without warranty.” These legal documents sit between quitclaims and warranty deeds. They transfer ownership but don’t give the strong guarantees that warranty deeds provide.
3 Ways to “Cure” a Quitclaim Deed So You Can Sell
Option 1: The Correction Deed (If the Grantor is Cooperative)
Something to try first is to get the original grantor to sign corrective deeds or an affidavit of deed. As long as they cooperate, this could be an easy fix. They could create a new warranty deed that gives you proper title assurance.
A couple of things will need to happen. The grantor will need to confirm that they had full ownership rights during the original property transfer. They will need to sign the corrective deed with a notary and file it at the county clerk’s office. As of December 2025, recording fees are usually under $50 in Texas counties.
For this to actually work, the grantor needs to be available, helpful, and actually own a clear title originally. This will be a challenge if they’re missing or won’t help, and you may need to look at other options.
Option 2: The “Quiet Title” Lawsuit (If the Grantor is Missing)
When the grantor can’t be reached, you might need a quiet title lawsuit. This legal action asks a court to confirm your ownership rights and clear up title problems. Real estate attorneys handle these cases regularly.
The process takes 6-12 months and costs $2,000-$5,000 in legal fees. You’ll need to show evidence of your ownership interest, do a title search, and notify anyone else who might have claims. The court reviews everything and issues a judgment about property ownership.
This works when you have good proof of ownership but need court approval to satisfy title insurance companies and lenders.
Option 3: Selling the Interest “As-Is” for Cash
If you’re looking for speed and an easy process, you should look into selling your ownership interest to cash home buyers who work with problem titles. We’re able to close fast because we don’t need title insurance. You’re also able to sell entirely as-is – no cleaning, no decluttering, no repairs.
The downside – you might get less than full market value, but you get to skip the time and cost of fixing title issues through the legal process.
This option would be great for inherited property, divorce cases, or estate planning issues where you need quick results.
How Four 19 Properties Buys Homes With Clouded Titles
At Four 19 Properties, we commonly buy homes with title issues, so this isn’t foreign to us. When we buy houses with clouded titles, we carefully review the property’s ownership history.
Our team will comb through the chain of title, spot potential problems, and make fair offers based on the home’s condition and legal status. We can close on properties with quitclaim deeds in 7-14 days instead of the usual 30-60 days that traditional buyers need.
We handle all the paperwork to sell a house for cash, including legal documentation and county clerk filings. Our cash offers skip the financing problems that kill most sales with clouded titles. Whether you’re dealing with inherited property, divorce settlements, or other complex situations, we provide quick solutions.
Requirements for a Valid Quitclaim Deed in Texas
Requirements for a valid quitclaim deed in Texas:
- It must have a complete legal description of the property and signatures from all current owners (grantors).
- It will need proper notary acknowledgment from a licensed public notary and must clearly name the grantee receiving the property interest.
- The deed must be filed with the county clerk’s office where the property is located.
Lastly, some counties require additional forms for real estate ownership transfers, so check with your local government for specific property transfer documentation requirements – never hurts to be overprepared.
Frequently Asked Questions (Texas Deed Laws)
Does a quitclaim deed remove me from the mortgage?
A quitclaim deed doesn’t touch your mortgage obligations; it only changes ownership interest. The original person on the loan stays responsible for the debt unless they refinance or the lender agrees to changes. Keep in mind that most mortgages have a due-on-sale clause. That means the lender can demand that the loan be paid in full when ownership transfers, but they may not require that if it’s between family members.
What is the statute of limitations on a quitclaim deed in Texas?
There isn’t a specific time limit in Texas on quitclaim deeds, but there are deadlines for property transfers. If there are claims about fraud or bad transfers, those must be filed within four years.
How much does it cost to file a deed in Texas?
Usually less than a hundred dollars, but filing fees vary by county. Basic recording costs are $16-$40, plus you may have to pay transfer taxes, notary fees, and document stamps. You may be charged more for copies or title searches.
Conclusion
Selling a house with a quitclaim deed in Texas isn’t for the faint of heart, but you do have options. You can either do the work yourself to cure the title legally or work with cash buyers who handle these situations all the time.
Fast home buyers in Dallas and across Texas help homeowners work through complex title issues every day. If you need to sell your house fast in Garland or anywhere in the state, we can help.
About our team at Four 19 Properties – we specialize in solving difficult real estate situations and provide fair, fast solutions for homeowners with title problems. We handle all the paperwork to sell a house for cash and help go over income taxes on a house sale.
Don’t let a quitclaim deed stop your real estate goals. Contact us to get a free cash offer today and learn how we can resolve your situation quickly.