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    • Quitclaim Deeds
      • Quitclaim Deed Info
      • Quitclaim Deed Fees
      • Quitclaim Deed Order Form
    • About, FAQs, and more
      • About Lohse Law
      • About Brian Lohse
      • Brian's Property Law Blog
      • FAQs for Property Buyers
      • FAQs for Property Sellers
      • Resources and Links
      • Reviews and Ratings
      • OTHER LEGAL SERVICES
    • Contact

LOHSE LAW
Real Estate Attorney

LOHSE LAW Real Estate AttorneyLOHSE LAW Real Estate AttorneyLOHSE LAW Real Estate Attorney
  • Home
  • Real Estate Closings
    • Closings - Commercial
    • Closings - Residential
  • Quitclaim Deeds
    • Quitclaim Deed Info
    • Quitclaim Deed Fees
    • Quitclaim Deed Order Form
  • About, FAQs, and more
    • About Lohse Law
    • About Brian Lohse
    • Brian's Property Law Blog
    • FAQs for Property Buyers
    • FAQs for Property Sellers
    • Resources and Links
    • Reviews and Ratings
    • OTHER LEGAL SERVICES
  • Contact

ILLINOIS QUITCLAIM DEED INFORMATION


All quit claim deeds are prepared by an Illinois Real Estate

Ready to get started? Click here for the QCD Order Form!

Ready to get started? Click here for the QCD Order Form!

Ready to get started? Click here for the QCD Order Form!

Ready to get started? Click here for the QCD Order Form!

Ready to get started? Click here for the QCD Order Form!

Ready to get started? Click here for the QCD Order Form!

Reasons You May Need a Quitclaim Deed

Divorce or Separation

Transferring to/from an LLC

Transferring to/from an LLC

The Divorce Decree or MSA may require that the property be quitclaimed from one person to the other. The MSA must be provided. See FAQs below for more info.

Transferring to/from an LLC

Transferring to/from an LLC

Transferring to/from an LLC

For businesses, you may gain some legal protections if the title of a property is transferred into an LLC or corporation.

Adding a Spouse

Transferring to/from an LLC

Adding a Spouse

If you were single when the property was purchased, adding a spouse may provide extra protections if titled as Tenants by the Entirety.

Refinancing

Correcting Title Issues

Adding a Spouse

Lenders often require that the names on title be changed for refinancing. Reasons range from credit issues to removing an LLC's name.

Correcting Title Issues

Correcting Title Issues

Correcting Title Issues

Is there an error on title or confusion with someone else claiming ownership rights? A QCD can clean up and clarify ownership.

Transferring to a Trust

Correcting Title Issues

Correcting Title Issues

An estate planning attorney may have advised that there are advantages to having the property titled in a land or living trust.

Illinois Quitclaim Deeds (aka Quit Claim Deed)

What is the purpose of a Quit Claim Deed

An Illinois Quitclaim Deed conveys whatever ownership the Grantor has in the property to the Grantee without any warranties.  Quitclaim Deeds are are commonly used when conveying real estate as a gift, when property is placed in a living or land trust, adding a spouse (or other family member) to the title, or to distribute the property as part of a divorce settlement.  

Legal significance of a Quitclaim Deed

An Illinois Quitclaim Deed (Quit Claim Deed or Quick Claim Deed) is not a one-size-fits-all document for everyone and needs to be carefully drafted for each transfer.  There can be significant legal ramifications if the deed is drafted improperly or parts left omitted.  If you find a "generic" quitclaim deed online (or at the office store), it may not include some of the information required by Illinois statute or information the County Recorder requires when recording the deed.  

Illinois Transfer On Death Instrument - a/k/a TODI

For some people and situations, an Illinois Transfer on Death Instrument ("TODI") may be a better option than a quitclaim deed.  A TODI is an estate planning tool providing a beneficiary (the person who receives the property) after the owner of the real property dies -- hence the name of the document, Transfer on Death Instrument.  Unlike a Quitclaim Deed, a beneficiary has no rights or ownership until the owner dies.   Click here for more info about TODI's.

PRICES - Click here for a list of costs for 100+ Municipalities in Illinois

QCD FAQs

What is included when Lohse Law prepares a new Quitclaim Deed?

1.  BASIC SERVICE: The first option is the most basic service available. I will prepare the new deed and grantor/grantee statement (if in Cook County) for $150.  With this option, it will be your responsibility to get the deed recorded with the County Recorder.  There is nothing legal about obtaining the municipal stamps and recording the deed.  It is just time consuming and there are fees that must be paid. 


2.  FULL SERVICE: This service includes everything in the Basic Services Option PLUS obtaining local municipal exempt transfer stamps, and recording the quitclaim deed with the county recorder’s office.  If paying by cash or check, total fees start at $355 for municipalities that do not have transfer stamps.  Some municipalities require various water, sewer, or property inspections prior to the issuance of the stamp. 


CLICK HERE FOR A LIST OF FEES FOR 100+ MUNICIPALITIES IN ILLINOIS.


Total costs and requirements for quitclaim deeds vary between municipalities. If your municipality is not included or you would like more information about quitclaim deeds and an approximate cost, please click the "Contact" tab above.  In your message, please include the city and county in which the property is located. 


Who will prepare my new deed? Is it just a template found online?

Attorney Brian Lohse, a licensed Illinois Attorney, will prepare the new quitclaim deed for you. It will be drafted and individually tailored for you.  The new deed will not be created by an online program or generic template. 


What cities or towns in Illinois does Lohse Law offer its services?

Lohse Law can assist with quitclaim deed preparation and recording in most every city, municipality, and County in Illinois.  Lohse Law does not handle non-exempt transactions for Calumet City.  Please retain a local attorney for assistance with non-exempt transactions in Calumet City.


How long will it take to get my new Quitclaim Deed recorded?

It is not easy to say how long the process will take.  I usually turn around requests within one or two business days.  However, local municipalites and the recorders office each can take days or weeks depending on their current staffing levels.  To give a general idea, if the property is in a city that doesn't require a transfer stamp, the process can take as little as a week or 10 days depending on how quickly you sign and return documents to me.  For some properties in Chicago, the process could take up to a month or so.


Are there any downsides or legal ramifications to recording a Quitclaim Deed?

There can be legal ramifications and consequences when recording a quitclaim deed.  Lohse Law does not know all of the details of your specific situation.  Therefore, Lohse Law is not providing advice or potential negative consequences that you may encounter or if recording a quitclaim deed is something in your best interest. Lohse Law is simply preparing the deed at your request. 


A few common scenarios or situations that you need to consider:

  1. If one of the new grantees has a judgment against them, it will now attach to the property.
  2. You may have some inheritance or capital gains tax consequences from a stepped-up basis. You should consult with an accountant first to see if a quitclaim deed is a wise decision. 
  3. A quitclaim deed that removes a senior citizen(s) may eliminate the property tax exemption and possibly the senior freeze. This could impact the annual property taxes by many thousands of dollars each year. 
  4. You cannot unilaterally remove someone from a deed. All parties must agree. 
  5. If the grantor is deceased, you cannot do a quitclaim deed; you will need to contact a probate or estate planning attorney to help you.
  6. If there is a deceased joint tenant (owner) currently on title or named on the deed, you may need to record a document called a Deceased Joint Tenant Affidavit in addition to the deed (additional fees apply). 
  7. Removing a name from “title” does not remove that person from the mortgage. If you want an individual removed from the mortgage, you must refinance the property.
  8. If there is a title insurance policy for the property, a conveyance via quitclaim deed may terminate or cancel this policy.
  9. A quitclaim deed prepared pursuant to a divorce may not be exempt from paying transfer stamps.  In other words, transfer stamps may need to be purchased. Different municipalities have different requirements. This usually does not apply to properties specifically in Chicago because there is a specific exception for divorcing couples in the City of Chicago.
  10. In Illinois, married couples receive automatic homestead rights for the marital home. Therefore, if you are separated, but not legally divorced (yet), and the grantor still resides in the property, the grantor could regain Homestead rights in the property.
  11. If you have a mortgage and the person named on the new deed is not on the mortgage, there is a chance the mortgagee could accelerate the loan. This commonly applies for people deeding to an LLC. It shouldn’t affect the mortgage if you are adding a spouse to title, removing a former spouse from title, or deeding to a family trust.


Is a Quitclaim Deed pursuant to a Divorce "Exempt" from paying transfer stamps?

Maybe... Maybe not...  


Typically, a transaction qualifies for being "exempt" from paying transfer stamps  when there is less than $100 in total consideration conveyed.  "Consideration" is a legal term that includes, but is not limited to: cash/money, assumption of debt, debt relief, exchange of other assets of value, mortgage assumption.  All of these forms of consideration may be used to calculate transfer stamps for the municipality, county, and or state. 


Therefore, QCDs pursuant to divorce may not qualify as an exempt transaction.  The relevant portion of the MSA -- possibly the section that details the division of real property -- may need to be provided to the municipality so that they can calculate the transfer stamp amount due.  Be advised that the clerk in some municipalities will act as a judge and jury as to whether or not the transaction is "exempt" or not from paying transfer stamps.


For a couple's primary residence located in Chicago specifically, there is an exemption for QCDs pursuant to a divorce or separation. The Chicago ordinance states:  "The transfer of title to or a beneficial interest in the primary residence of a legally recognized couple, from one member of the couple to the other, by order of court resulting from a legal separation or divorce proceeding."


When retaining Lohse Law to prepare and record a quit claim deed, the representation agreement assumes that there was no consideration given.


Does a Deed need to be recorded (with the County Recorder) to become effective

Delivery of the deed from the Grantor to the Grantee is not sufficient to make the deed effective.  The deed may be perfectly good and valid, but it won't be effective until it is recorded.  Deeds must be (a) delivered, (b) accepted, and (c) recorded to become effective.  Recording the deed is important because recording serves as notice of the conveyance. 


Illinois law says that all properly executed deeds are in force from after it is recorded. Until the new deed is entered into the public record (by recording), there is no formal notice of the change in ownership. This is important to understand because it means that if a grantor conveys the land to grantee-1 and the deed is not recorded, and then then grantor later conveys the same land to a different grantee, grantee-2, and that subsequent deed from grantee-2 is recorded, the earlier grantee-1 loses rights to the property!  Recording the deed as soon as possible after executing it is the best way to avoid a situation such as this.


When retaining Lohse Law, is legal advice included to help decide if a QCD is in my best interests?

Not unless you specifically ask... Client has determined on their own that this is an Exempt Transaction and a QCD is in their best interests.  However, if we are discussing your situation on the phone, more often than not I may provide my opinion or guidance if there are better options. 


For the low fees being charged, LOHSE LAW is only offering the ministerial services of completing the proper paperwork, and if applicable, submitting it through the necessary and channels of the local municipal and county offices.

5 Steps to Prepare and Record an Illinois Quitclaim Deed

1. Prepare the Quitclaim Deed

There are multiple types of tenancies.  The tenancy type effects ownership rights differently.  Certain tenancies will enable you to avoid probate and possibly some creditors.  Some will transfer your "ownership" automatically to others on title, others will not.  Tenancy types for individuals include the following:

  • Sole Tenancy
  • Tenants In Common
  • Joint Tenants with the Right of Survivorship
  • Tenants By The Entirety

2. Prepare the Grantor / Grantee Statement

A Grantor & Grantee Statement is required in some Illinois counties (namely Cook County). It attests that the grantee on the quit claim deed is either a natural person, an Illinois corporation, foreign corporation, or other entity authorized to do business or acquire and hold title to real estate in Illinois.

3. Acquire Local Municipal Transfer Stamps

Many local municipalities, villages or cities require a "transfer stamp."  If no money is being transferred, this would be called an "Exempt Transfer Stamp."  To get the transfer stamp, some municipalities may require you to have an occupancy inspection, sewer inspection, zoning certificate, or a full payment water certificate (even for condos where associations pay the water).  

4. Prepare the County & State Transfer Declaration

Some counties in Illinois require you to prepare a property tax transfer declaration.  This was previously known as the P-Tax form.  As of 2019, the "MyDec" declaration must be completed online and submitted through MyTax Illinois (Illinois Dept. of Revenue) for all quitclaim deeds recorded in Cook County.

5. Recording the Quitclaim Deed with the County

Once you have completed the above steps, you can record the Illinois Quitclaim Deed with the County Recorder.  The Recorder will not accept or record the deed if all of the steps for your municipality haven't been properly completed.  All counties in Illinois now have flat / fixed pricing to record the deed.  Amounts vary from $54 to $108 depending on the county.

Lohse Law's Video about Illinois Quitclaim Deeds

Check out this instructional video for preparing an Illinois Quitclaim Deed.  It has several thousand views!

Ready to get started? Click here!

Ready to get started? Click here!

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