The main types of property deeds are the general warranty deed, special warranty deed, bargain and sale deed, and quitclaim deed, with a fifth category — the grant deed — used in California and several other western states. Each one transfers ownership, but they differ sharply in how much the seller is promising about the title. That single difference decides who pays if a lien, boundary dispute, or competing claim surfaces after closing.
General Warranty Deed
A general warranty deed gives the buyer the strongest protection available. The seller guarantees a clean title not just for the time they owned the property, but for the property’s entire ownership history. If a lien from a prior owner, an old boundary dispute, or any other title defect surfaces after closing, the seller is legally on the hook to resolve it or compensate the buyer.
That protection comes from a set of promises embedded in the deed, traditionally known as six covenants. Three take effect the moment the deed is delivered: the seller owns the property, has legal authority to sell it, and knows of no undisclosed liens or encumbrances. The other three extend into the future: the buyer’s ownership won’t be disrupted by someone with a superior claim, the seller will defend the title against such claims, and the seller will take whatever steps are needed to fix title defects that come to light later.
Because of this comprehensive coverage, general warranty deeds are the standard in arm’s-length residential home sales, and mortgage lenders almost universally require one before financing a purchase. From the lender’s perspective, their collateral has to be free of competing claims. If you’re buying a home with a mortgage, expect the lender to insist on this deed type.
Special Warranty Deed
A special warranty deed narrows the seller’s guarantee to only the period they owned the property. The seller promises they didn’t create any title problems during their ownership, but makes no promises about what happened before they acquired it. Any defects originating with a previous owner become the buyer’s problem.
This deed shows up most often in commercial real estate, where properties may have changed hands many times and sellers want to cap their liability. It’s also the go-to deed for banks selling foreclosed properties, estate executors transferring inherited real estate, and corporate entities disposing of assets. In each case, the seller either doesn’t know the full title history or has a legitimate reason not to guarantee it. A bank that acquired a property through foreclosure six months ago isn’t going to warrant against a boundary dispute that started in 1987.
For buyers, the reduced guarantee means doing more homework. A thorough title search and title insurance become especially important with a special warranty deed, since you’re taking on the risk of any pre-existing defects the seller didn’t cause.
Bargain and Sale Deed
A bargain and sale deed implies that the seller holds title to the property but doesn’t explicitly promise the title is clean. The seller isn’t saying the property is free of liens or other claims. They’re saying they own it and are transferring that ownership to you, problems and all.
This deed comes in two flavors. A bargain and sale deed without covenants is the bare-bones version: it transfers ownership and nothing more. A bargain and sale deed with covenants adds a promise that the seller hasn’t personally done anything to encumber the property, which makes it function similarly to a special warranty deed. The version without covenants is the one that appears in tax sales and foreclosure auctions, where the selling entity has no interest in making guarantees about the property’s title status.
Buyers who receive a bargain and sale deed should treat a professional title search as non-negotiable. The deed itself won’t protect you if a lien or competing claim exists, so you need to find those problems before closing rather than relying on the seller to stand behind the title afterward.
Quitclaim Deed
A quitclaim deed is the most bare-bones transfer document in real estate. The seller transfers whatever interest they have in the property, if they have any interest at all. There’s no promise of ownership, no guarantee against liens, no warranty of any kind. If the seller turns out to have no legal claim to the property, the buyer gets nothing and has no legal recourse against the seller.
That sounds alarming, but quitclaim deeds serve a legitimate and common purpose in situations where title protection is beside the point. Divorcing spouses use them to transfer the family home as part of a settlement. Parents use them to add a child to a title. Families use them to move property into a living trust. They also work for clearing up minor title defects, like correcting a misspelled name on a prior deed. In all these situations, the parties know each other, trust each other, and aren’t negotiating at arm’s length.
The Mortgage Trap
The single biggest mistake people make with quitclaim deeds is assuming that transferring ownership also transfers mortgage responsibility. It doesn’t. A quitclaim deed moves the title, but a mortgage is a separate contract between the borrower and the lender. If you sign a quitclaim deed giving the property to your ex-spouse but your name is still on the mortgage, you’re still legally responsible for those payments. Miss them, and your credit takes the hit.
To actually get off the mortgage, the new owner needs to refinance the loan in their own name, or the lender needs to formally release you from the obligation. Neither happens automatically when you sign a quitclaim deed, and lenders have no obligation to agree to either option.
Due-on-Sale Clauses and Family Transfers
Many mortgages include a due-on-sale clause that lets the lender demand full repayment if the property changes hands. A quitclaim deed triggers a change of ownership, which could theoretically activate that clause. Federal law carves out important exceptions, though. A lender cannot enforce the due-on-sale clause when the transfer goes to a spouse or child of the borrower, when it results from a divorce decree or legal separation, when the property moves into a living trust where the borrower remains a beneficiary, or when a co-owner dies and the property passes to the surviving owner.1Office of the Law Revision Counsel. 12 USC 1701j-3 – Preemption of Due-on-Sale Prohibitions These exemptions cover the majority of situations where quitclaim deeds are actually used between family members.
Grant Deed
While the four deed types above cover most transactions nationwide, some states rely heavily on a fifth: the grant deed. Grant deeds are the standard instrument for residential sales in California and several other western states, filling the role that general warranty deeds play elsewhere.
A grant deed sits between a quitclaim deed and a general warranty deed in terms of protection. It carries two implied promises: the seller hasn’t already transferred the property to someone else, and the seller hasn’t created any undisclosed encumbrances during their ownership. What it doesn’t do is guarantee against title problems created by previous owners. In practice, grant deeds function similarly to special warranty deeds but use different legal language depending on the state.
If you’re buying property in a state that uses grant deeds, the protection gap compared to a general warranty deed is typically closed by title insurance rather than by negotiating for a different deed type. The deed conventions in your state aren’t really negotiable in the way choosing between, say, a quitclaim and a warranty deed might be.
Choosing the Right Deed
The deed appropriate for a given transaction depends mostly on the relationship between the parties and how the property is being acquired. Arm’s-length residential purchases between strangers almost always use a general warranty deed, or a grant deed in states that follow that convention. Commercial transactions lean toward special warranty deeds. Foreclosures and tax sales typically produce bargain and sale deeds. Family transfers, divorce settlements, and trust planning call for quitclaim deeds.
Buyers have more negotiating power over deed type than they often realize. If a seller offers a special warranty deed on a residential purchase, asking for a general warranty deed is reasonable and common. Some sellers will refuse, particularly institutional sellers like banks, but it costs nothing to ask. When you can’t get the deed protection you want, compensate with a thorough title search and owner’s title insurance.
Why Title Insurance Still Matters
Even a general warranty deed has a practical limitation: the guarantee is only as good as the seller’s ability to pay. If a title defect surfaces five years after closing and the seller has gone bankrupt, moved overseas, or simply can’t afford to make you whole, the warranty is just words on paper. Title insurance fills that gap by backing the guarantee with an insurance company’s resources rather than an individual’s.
Two types of title insurance exist. A lender’s policy protects the mortgage lender’s interest and is almost always required to close a financed purchase. An owner’s policy protects you, the buyer, and is optional but strongly recommended. The owner’s policy covers risks that even a careful title search might miss: forged signatures, unknown heirs, clerical errors in public records, or undisclosed prior conveyances. You pay the premium once at closing and the coverage lasts as long as you or your heirs own the property.
For special warranty deeds, bargain and sale deeds, and quitclaim deeds, title insurance goes from “good idea” to “essential,” since the deed itself provides limited or no protection against pre-existing defects. Even with a general warranty deed, most real estate attorneys would say that skipping owner’s title insurance to save a one-time fee is a gamble that isn’t worth taking.