Understanding the Difference Between a Deed and Title in Maryland

What is a Deed?

In Maryland, a deed is a legal document that serves as evidence of the transfer of ownership of a property from one party to another. It is a crucial instrument in real estate transactions, outlining the rights and interests of the parties involved. A deed is not just a piece of paper; it holds significant legal value and establishes the lawful ownership of a property.

A detailed explanation of a deed’s components is as follows:

1. Grantor and Grantee: The deed identifies the parties involved in the transfer. The grantor is the current property owner who is selling or transferring the property, and the grantee is the individual or entity receiving the property rights.

2. Property Description: The deed contains a detailed description of the property being transferred. This typically includes the property’s boundaries, dimensions, and any identifying information, such as parcel numbers.

3. Consideration: This refers to the value or price at which the property is being transferred. While it is not always necessary for a deed to include the actual purchase price (especially in cases of gifts or inheritance), some consideration, even if nominal, is usually mentioned.

4. Legal Language: Deeds are written in precise legal terms, ensuring that the transfer is clear and legally binding. Certain keywords and phrases are commonly used to convey the intentions of the parties and the extent of the transfer.

5. Signatures: For a deed to be valid, it must be signed by the grantor and, in many cases, witnessed and notarized as well. Notarization ensures that the parties signing the document are who they claim to be.

6. Delivery and Acceptance: A deed must be delivered to and accepted by the grantee to be effective. It means that the grantor intends to give up their ownership rights, and the grantee accepts the property with all its rights and responsibilities.

Difference between a Deed and Title

A title is the legal ownership of a property and the bundle of rights that come with it, while a deed is the physical document that transfers those rights from one party to another.

When you have title to a property, you have the following rights:

• The right of possession – you are the legal owner of the property and have the right to be on the property.
• The right of control – you can use the property however you want, as long as you are not doing anything illegal.
• The right of exclusion – you have the authority to tell people to get off your property and invite them onto your property.
• The right of enjoyment – you have the right to live peacefully and not be bothered by others while on your property.
• The right of disposition – you have the right to transfer ownership of the property.

Remember, title is a concept, and a deed is a physical document.

Different Types of Deeds in Maryland

There are three main types of deeds commonly used in Maryland:

1. General Warranty Deed: This type of deed offers the highest level of protection for the grantee. The grantor guarantees that the property is free from any defects or encumbrances, even those that existed before they acquired the property. In essence, the grantor “warrants” the title against any claims.

2. Special Warranty Deed: With this type of deed, the grantor provides a limited warranty to the grantee. The grantor only guarantees that they have not caused any defects or encumbrances on the property during their ownership. This means that the grantor’s warranty covers a shorter period, usually limited to their ownership tenure.

3. Quitclaim Deed: A quitclaim deed offers the least amount of protection for the grantee. It essentially transfers the grantor’s interest in the property to the grantee, if any. However, it makes no guarantees about the validity or quality of the title. It is often used in situations like transferring property between family members or in divorces.

What Makes a Deed Valid in Maryland?

For a deed to be considered valid and legally binding in Maryland, it must meet several legal considerations, including:

1. Competent Parties: Both the grantor and the grantee must be legally competent individuals or entities. This means they must be of legal age, mentally sound, and capable of entering into a contract.

2. Legal Description: The deed must contain an accurate and detailed description of the property being transferred. This is typically achieved through metes and bounds, a plat map, or other recognized methods of property description.

3. Intent to Transfer: The grantor must have the intent to transfer the property to the grantee. The deed should explicitly state the grantor’s intention to convey their interest in the property.

4. Delivery and Acceptance: As mentioned earlier, the deed must be delivered to and accepted by the grantee. The delivery indicates the grantor’s intent to transfer the property, and acceptance confirms the grantee’s willingness to receive it.

5. Proper Execution: The deed must be properly signed, witnessed, and notarized. Notarization is particularly crucial as it provides an additional layer of authentication.

6. Recording: While not necessary for the validity of the deed, recording the deed in the county where the property is located is strongly recommended. Recording provides public notice of the transfer and protects the grantee’s interests against any future claims or disputes.