When a quitclaim deed is used in Massachusetts, the seller is conveying the interest he legally has in the property to the buyer while also simultaneously warranting that there are no encumbrances attached to the property. An encumbrance is anything that may affect the title to or interest in a piece of property. For example, mortgages, liens and easements are types of encumbrances. Thus when a quitclaim deed is used, the seller is stating there are no secret outstanding mortgages or liens on the property.
Fiduciary or Release Deed
A fiduciary deed, sometimes referred to as a release deed, does not have the same protections as a quitclaim deed. When a fiduciary deed is used in Massachusetts, the seller is conveying merely the interest he legally has in the property to the buyer, if he has anything at all. Through a fiduciary deed, there is no guarantee that the seller even has an interest. Also, unlike a quitclaim deed, there is also no warranty that the property comes without any encumbrances.
Quitclaim deeds are the most commonly used deeds in Massachusetts for sales of property, according to the Massachusetts Association of Realtors. Fiduciary deeds, on the other hand, are typically only used when the seller is acting in a fiduciary capacity such as an executor of a will or a trustee of a trust.
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