Some of the more common types of deeds you may have heard of include the following: Vesting title to real estate tends to be more complicated than vesting title to personal property, as real estate not only consists of the real property itself; it includes usage and ownership rights, too. Once youre sure you want to move forward, decide on what kind of co-ownership you want based on your situation. Joint Tenancy. You will also need to provide the title for the title being transferred. To change the way title is held on a property in California, a grantor the person giving away title must sign a transfer deed to the grantee the person or entity receiving the change in title. That much you may always count on. An interspousal deed is a type of grant deed used to confirm sole ownership of a property to one spouse or domestic partner. A title between two persons that are not married or in a domestic partnership After How to Hold the Title to a House in California. Understandably, a person buying a property interest on the open market usually won't be happy with a quitclaim deed. Luckily, Keystones, and can help you decide what the ideal way for you to hold title is based on the property at issue, its owners, and your intentions for the property. A deed transfer may trigger a full payment on your mortgage. Include your email address to get a message when this question is answered. Property transfers can arise in the context of inheritances, marriages, divorces, business dealings and real estate sales, among other things. If there is more than one owner, the form of title has important effects on who can sell the property and who will actual . A key feature of tenancy in common is that owners do not have a right of survivorship (i.e., there is no such thing as tenants in common with right of survivorship). The first thing you need to do is show how the decedent held title to the real property: a deed, affidavit, or court order. 4 Can a spouse add their name to a property deed? You can do your title search yourself, or you can order one from the title company that issues your title insurance policy. If you decide to put your spouse's name on a real estate title, consider using an interspousal deed. It's the most commonly used deed in California to change real estate to or from community property. You can also use a grant or a quitclaim deed to accomplish the same aim. Take the notarized quitclaim deed to your local county clerks office and have it officially recorded. If you want the property to automatically pass to the other owner with the death of one owner, choose a form of co-ownership that includes the "right to survivorship.". Transferring ownership of a house also means your property will likely be reassessed for tax purposes. When you use a quitclaim deed, you're only transferring any ownership interest you have. Even if the joint tenant isnt antagonistic, surviving relatives and family members change colors when finances and death are involved, and proper planning can avoid these issues. If you divorce, the property will be divided equally between you. X A person is generally not considered a legal owner of property until their name is added to title. Call us today to schedule your free consultation. Unless they have entered into a legal contract that forbids them to terminate their interest in the property, tenants in common also have a legal right to sell their fractional share of a property. [9] After printing your names as the buyers, you and your spouse should both sign the title in the appropriate places. These exemptions vary among states. Keep reading to learn more about, Comparing California's Title-Vesting Options. How to add a spouse to a title by a Quit Claim Deed? As a homeowner, you are permitted to give your property to your children or other family member at any time, even if you live in it. unless a separate written agreement is signed by you and Keystone Law Group, P.C. You need to understand the repercussions of this type of transfer before you make a decision. The quitclaim deed includes both your names and replaces the current deed. Having an attorney to walk you through the process can be invaluable. In California, you can use either a grant deed, a quitclaim deed or an interspousal deed, depending on your circumstances. Can you transfer ownership of land in California? 5. She currently divides her life between San Francisco and southwestern France. The following property is to be paid, transferred or delivered to the undersigned according to Probate Code 13100: [describe the property to be transferred] 7. Each one has its own requirements and works best in different circumstances. It specifically states on the deed: "This is an interspousal transfer and not a change in ownership under Section 63 of the Revenue and Taxation Code." 2 Can I add my partner to my title deeds? It doesn't matter whether you intended it to be a gift or not. Can I Sell the House of a Deceased Person as the Executor Without Going Through Probate? If your spouse has separate creditors (from debts owed before the marriage), those creditors may be able to attach the property as security. Youll need to transfer an interest by writing up another deed with the persons name on it. wikiHow marks an article as reader-approved once it receives enough positive feedback. Take the notarized quitclaim deed to your local county clerks office and have it officially recorded. If the property is part of a strata, for example a condo or townhouse, relevant strata documents are also required. Each issueprovidesinsight into the latest probate developments,delves intosome ofKeystonesmore interesting cases, andgives importantupdates about our firm. Based on the information above, what is the ideal way to hold title in California? California is known as a community property state. The wording in the deed accomplishes two things: 1) Transfer is exempt from documentary transfer tax under the provisions of R&T 11911 for the following reason: This conveyance is a bona fide gift and the grantor received nothing in return. Do you need to put your spouse on a deed in California? When a person purchases or inherits certain types of property (e.g., real estate, bank accounts, vehicles), their ownership interest in the property will be evidenced by a document. You can also find out by contacting the tax assessor's office in your county. What is community property with right of survivorship? Because the specifics of your situation determine which California title-vesting option is ideal, it is best to speak with a lawyer, who can present you with the advantages and disadvantages of each California title-vesting optionprior to your making a decision about how to vest title. A professional writer and consummate gardener, Spengler has written about home and garden for Gardening Know How, San Francisco Chronicle, Gardening Guide and Go Banking Rates. It's the most commonly used deed in California to change real Yes, you can gift a property to a loved one, whether thats a partner, a child or someone else. However, in practice, they may refuse regardless of who you're adding to your house title or why. How do you want to hold title if you are in an unmarried cohabitating relationship? 4. If multiple parties are jointly purchasing a property but cannot make equal contributions, tenancy in common is a good way for them to hold title, as equal contributions are not required with this California title-vesting option. Interspousal deeds are often used in divorce proceedings to confer sole ownership of a community property asset to one spouse. Both her name and my son's name are on the deed. Unless you know real estate and property records fairly well, it's usually safer to let the title company do it. When you add a spouse's name to the title to your separate property, it changes the status of ownership to community property. For more detailed information on how to add someone to your house title, scroll down. How do you want to hold title if you are married? Fee Chart Type of Fee Cost Details Late Transfer Penalty $2 Due if a transfer is not submitted withi Non-Title Transfer $3 Public Safety Vehicle Fee $3.50 Not due on transfers of non-titled trail Assignment of Security Interest $1. When completing the transfer or purchase of property, it is important to consider types of deeds and ways to hold title in California, which include sole ownership, community property, community property with right of survivorship, joint tenants with right of survivorship and tenants in common. Californias title-vesting options can be complicated to understand. So if you bought the real property before the marriage or are buying it during a marriage with money you had before the marriage, it is 100 percent yours. These clauses typically state that if you ask your lender for permission to add someone to your house title, they won't unreasonably refuse. If you are not married or in a civil partnership you may wish to consider creating a deed of trust and a living together agreement which we can explain to you. You can simply say on the deed that theres no consideration or that youre transferring title out of affection. This can be a very valuable gift, depending on where the property is located in California. Calculate potential gift taxes. Clarify the term of the deed. All too often, individuals enter into marriage without realizing that their new spouse has a Write the names as you want them to appear on the new title. In the case of a gift deed, none of the witnesses may have an interest in the property being gifted. For questions, or to schedule a consultation, contact us today at 559.431.4888 (Fresno) or 619.399.7700 (San Diego). You're not guaranteeing you have any interest at all, or that you have particular ownership or possession rights. In order to accomplish this, you cant just pen in the name on your deed. To Whom It Is Given if you are jointly purchasing a property with others? OR 6. prior to your making a decision about how to vest title. If your new spouse has creditors, and you add him or her to your homes title, those creditors now have access to your home as an asset. Keep in mind that you may lose property tax exemptions or be charged gift taxes for adding someone to your title. WebSubmit your title transfer paperwork and fee (if any) to a DMV office or by mail to: DMV PO Box 942869 Sacramento, CA 94269 Rush Title Processing If you need us to expedite your When you add someone to your house title, you're effectively What happens if my name is not on the mortgage? The more valuable the property being transferred, the more descriptive you should be. A common step our law office takes is to memorialize this dispute with a complaint filed with the court leading to a partition of the property by sale, along with an accounting of expenses and contribution for any delinquent partners failure to contribute, and sometimes a dissolution of partnership may be helpful to end a caustic relationship and begin anew. Can you take the cover off a memory foam mattress and wash it? OR 6. In California, there are five main ways to hold title. Any time a property owner considers adding another person on title to their property, they should consult with a professional before executing such a deed. How you add the person to your title affects whether the surviving owner must go through probate. Transferring the title takes place through the use of a legal instrument known as a property deed. For this reason, anyone inheriting or purchasing real property should speak with a lawyer or financial adviser prior to vesting title. How much does it cost to do a deed transfer? Land ownership includes the right to use the land as well as the right to transfer ownership of the land. Develop the tech skills you need for work and life. A spouse is added to the title of your home by completing and recording a quitclaim deed. To change the way title is held on a property in California, a grantor (the person giving away title) must sign a transfer deed to the grantee (the person or entity receiving the change in title). These fees usually won't be more than $20. Upon a persons death, it is not uncommon for property disputes surrounding their assets to arise among their surviving loved ones. For example, Sacramento County charges a one-time tax of 1.1% of the value of the property when you file a new deed. In California, you can use either a grant deed or a quitclaim deed to gift property into someone elses name. What is tenants in common with right of survivorship? By using a grant deed, the person transferring an interest in the property guarantees that he owns the interest, that he has not sold it to someone else, and that there are no encumbrances or liens on the property other than those disclosed. Based on the information above, what is the ideal. Generally, as noted, you just need to execute a quit claim deed transferring your ownership to you and the other party. We use cookies to make wikiHow great. They may attach a lien to your home and to force you to pay. If you continue to use this site we will assume that you are happy with it. As noted above, a deed is a document that conveys ownership. A quitclaim deed is used to transfer ownership from the current owner to a new owner, to add a new owner to title or to disclaim or waive ownership rights in favor of another party (e.g., a divorced spouse signs a quitclaim deed to cede ownership rights to the family home as part of a divorce settlement). they select will affect not only their ownership rights, but also the ways in which they are entitled to use the property. You can put your spouse on the title without putting them on the mortgage; this would mean that they share ownership of the home but arent legally responsible for making mortgage payments. A professional writer and consummate gardener, Spengler has written about home and garden for Gardening Know How, San Francisco Chronicle, Gardening Guide and Go Banking Rates. Not consenting or withdrawing consent may adversely affect certain features and functions. It will vary county to county. Choose separate interests if you want one owner to be able to sell their interest in the property without consulting the other owner. Make sure to record your deed sooner rather than later because if anything were to happen to one of the individuals involved before the deed is recorded, only the previously recorded deed is valid. References For example, if you wish to add the name of your only sibling to the title to your home, you can use a quitclaim deed and relinquish your rights in a one-half interest in the property to her. It is important to note that deeds can be used to convey different types of ownership. Currently, most counties charge $1.10 per $1000 value of transferred real property in California. In California, you can use either a grant deed, a quitclaim deed or an interspousal deed, depending on your circumstances. Whether you incur a tax bill will largely depend on who you have gifted the property to and whether the property is your main home. Typical fees to transfer and title a vehicle: Public Safety Vehicle Fee: $3.50. e if the property in question is not real property but personal property? Sign three copies of the deed in presence of a notary. How do you want to hold title if the property in question is not real property but personal property? Make all your contact with the lender in writing and specify that you want to add someone to the deed of your property but not the mortgage. WB Law Group is a reputable business litigation firm with experience in matters involving California real estate law, such as property title transfers and quiet title action. is so important because it has far-reaching consequences in everything from marriage and divorce, to bankruptcy and death. Critical Estate Planning Documents: Avoiding Litigation, Biden Administration: How Employers Can Prepare. Notice of sale (NOS) form This form can be completed online or ordered in hard copy from the LPI website (www.lpi.nsw.gov.au). Even if you don't divorce, there may be other issues. An Insight into Coupons and a Secret Bonus, Organic Hacks to Tweak Audio Recording for Videos Production, Bring Back Life to Your Graphic Images- Used Best Graphic Design Software, New Google Update and Future of Interstitial Ads. A persons way of holding title may come into play in probate when: While the community property presumption tends to take precedence in property disputes between spouses during life, recent case law indicates that the title presumption may reign supreme in probate court after the death of an owner. thats right for you, you will need to consider a variety of factors, including your marital status and ownership interest, the type of property in question, tax implications, and your estate planning goals, among other things. There have been cases where property title transfers completed in error have resulted in legal battles over the rightful owner of a property following the transfer. Although transferring the deed itself is a relatively quick and simple process, you should be aware that when you transfer your deed, you lose all control and ownership interest in your house. For instance, if a tenant in common can only afford to pay 20% of the purchase price, they could secure a proportional 20% interest in the property, with the remaining 80% interest going to the other tenant in common. Go to the county Recorder of deeds and ask the process. Quitclaim deeds are extremely popular in California in part because they are very easy to fill out. However, it is worth noting that if the property was acquired by one spouse during marriage, all or a portion of the property could be considered community property (i.e., property that is equally owned by both spouses), regardless of whether title is acquired in the sole name of one spouse, unless the other spouse signs a document waiving their ownership rights. Terms & Conditions, FinCEN Update: Trusts are no longer considered a Legal Entity. When a property has tenants in common, it simply means that ownership is shared, and that each owner has a distinct and transferable interest in the property. In NSW, to transfer ownership of a property a Transfer Form 01T must be completed and lodged with the NSW Land Registry Services (formerly the LPI), which does incur a fee. There are, available in California to serve a variety of needs; the. Your county recorder may charge a small fee to pull the deed, and typically will charge an additional fee to make a copy of it for you. It is important to learn the answers to these questions before vesting title, because to choose the. It can be used either to transfer ownership rights from a current owner to a new owner, or to add another owner onto title for the property. Remember this: regardless of whose name is or is not on the mortgage, if someone does not pay the mortgage, the mortgage holder (the bank, saving & loan, or another lender) can foreclose and take ownership of the realty regardless of whose names are on the deed. You can also use a grant or a quitclaim deed to accomplish the same aim. Sometimes this is done to protect the grantee from liability issues. These deeds are versions of quitclaim deeds, tailored for a married couple. Calculations of California Real Property Transfer Tax Calculating real property transfer tax is straightforward. For more detailed information on how to add someone to your house title, scroll down. Both parties are to sign the copies in the presence of two witnesses, one of which may be the notary. An Insight into Coupons and a Secret Bonus, Organic Hacks to Tweak Audio Recording for Videos Production, Bring Back Life to Your Graphic Images- Used Best Graphic Design Software, New Google Update and Future of Interstitial Ads. Obtain the form deed from the recorder or register of deeds in the county where your house is located. Transferring a real estate title in California is a straightforward process accomplished through the use of a property deed. There will probably be a fee to record the deed. Can a spouse add their name to a property deed? How to Hold Title: A Brief Guide to Property Ownership in California. It can be done directly by the home or property owner in most cases. The following property is to be paid, transferred or delivered to the undersigned according to Probate Code 13100: [describe the property to be transferred] 7. We use cookies to ensure that we give you the best experience on our website. Quitclaims are also used frequently in family gifting situations, where a parent, for example, gifts a home to a son or daughter. In California, there are five main ways to hold title. Note that when structuring a quitclaim deed to add a spouse, the original owner is both a grantor and a grantee on the deed. The difference between tenancy by the entirety and joint tenancy with right of survivorship is that if one spouse has debts, that spouse's creditors can't go after the other spouse's interest in the property to cover those debts. Ways for a Person to Hold the Title to Real Property. For this reason, anyone inheriting or purchasing real property should speak with a lawyer or financial adviser prior to vesting title. You'll need to transfer an interest by writing up another deed with the person's name on it. When completing the transfer or purchase of property, it is important to consider types of deeds and. How to Market Your Business with Webinars? If a transfer-on-death deed was filed by the deceased, the deed would specify the propertys new owner. California title-vesting options include: Community property with right of survivorship, We go over the definitions of each of these. : it describes a persons ownership and usage rights to a piece of property. Your spouse must accept the deed youve drawn up to add her name to your homes title. How to Hold Title: A Brief Guide to Property Ownership in Pay the required fees to the recorder clerk. Include your name and the name of the person you want to add to your house title. Do I Need to Add My Spouse to a Deed in California? A creditors bid can reduce the cost of one of the parties to obtain the real property in the sale, and there are many considerations the parties should take to ensure the process goes smoothly. that is ultimately used will depend upon the nature of the transfer being carried out. If you don't and they find out, they could call the note. Similarly, if a couple gets divorced, each spouse will only be entitled to 50% of the property, subject to some exceptions. 6 How much does it cost to do a deed transfer? For example, if you owned an 80 percent interest and your sister a 20 percent interest, your sister could only take out a mortgage for 20 percent of the value of the property. For example, you may set it up so that you have an 80 percent interest in the property while your sister has a 20 percent interest in the property. Most county recorder offices require a pen with blue ink. TELL US WHAT HAPPENED. Affidavity of death of joint tenant is another concern along with a 13100 delaration for someone with relatively little assets. What is the difference between USDA Prime and USDA Select? Grant deeds warrant that the grantor (the person or entity transferring the property) has a legal interest in the property and that there are no claimants to the title, as well as no other restrictions or liens on the property. 1 These services typically include title research, creation of the real estate deed and filing of the deed with the county recorders office. GIFTING YOUR HOME TO YOUR CHILD OR GRANDCHILD A property can be gifted during the owners lifetime, or written into an estate plan to transfer the property upon the owners death. Can a house title be transferred to another person? In California, a transfer on death deed is a revocable deed used to leave a real property asset to designated beneficiaries without the property being subject to probate. A mortgage tells you who is legally responsible to pay back the loan. Adding someone to a house title requires signing and filing one of three types of deeds and then recording the proper forms with the County Assessor. Adding a name to a house title is most commonly used in family changes: A couple marries and wants both names to be on the title or a parent wants a child to be added to the deed. WebThere are several options for how to take title to the property. By signing up you are agreeing to receive emails according to our privacy policy. A property title transfer in California completed incorrectly may even result in quiet title action by a plaintiff against the adverse party. Is the right of survivorship automatic? If it is NOT a spouse, be very careful. First, decide how you would like to Is It Time to Update Your Employee Handbook? Jennifer Mueller is an in-house legal expert at wikiHow. She earned a BA from U.C. No matter which deed you select, you'll need to put much of the same information on the new deed: your identification, the other person's name and identifying information, the legal description of the property and the exact interest being transferred. More Information Should you have any questions please contact Napa County Assessor-Recorder-County Clerk John Tuteur at 707-253-4459 or by email.. , which include sole ownership, community property, community property with right of survivorship, , joint tenants with right of survivorship and tenants in common. The primary types of deeds used in the Golden State are the grant deed and the quitclaim deed. Other deeds used in the state are versions of these deeds but changed and edited to fit into specific circumstances. If youre paying a mortgage, get your lenders written permission to transfer your house title, and if your house is a major asset, consult an estate attorney regarding potential estate issues. How to Market Your Business with Webinars? The technical storage or access that is used exclusively for anonymous statistical purposes. There are different types of deeds available in California to serve a variety of needs; the type of property deed that is ultimately used will depend upon the nature of the transfer being carried out. Use full legal names, and the appropriate language to create the type of co-ownership you've chosen. Vaccine Policies Under Operation Warp-Speed. Take the death certificate, change of ownership form and the affidavit to your county recorder's office. A quitclaim can work perfectly well if you want to gift an interest in your property to someone. She currently divides her life between San Francisco and southwestern France. Another persons name on the home title will complicate your loan application. After you have gifted the property, you will not be able to live there rent-free. Likewise, when a deed indicates that a certain piece of real estate is the sole and separate property of a given owner, it means that the intent of the owner of the property is to hold the property as their separate property. How do I transfer a deed without a lawyer? Because of the different rules surrounding property that apply during the spouses lifetimes versus after the death of a spouse, property disputes that take place in the probate court can be difficult to navigate without the assistance of a skilled probate attorney. Technology Surcharge: $2.25. By using our site, you agree to our. The technical storage or access is required to create user profiles to send advertising, or to track the user on a website or across several websites for similar marketing purposes. Bring a government-issued photo ID with you when you get your signature notarized. The owner is typically referred to as the grantor, or donor in the case of a gift deed, while the receiving party is referred to as the grantee or recipient. The technical storage or access that is used exclusively for statistical purposes. A key component of joint tenancy agreements is the right of survivorship. The only time community property laws may not apply is if the spouses or domestic partners had previously entered into a marital agreement (such as a prenuptial or postnuptial agreement) in which they waived their community property rights. Rather, with a quitclaim deed, the grantor "quits" and gives up any ownership rights he may have in the property to the grantee. The separate interest refers to the monetary interest in the property. When this happens, the. How do you want to hold title to property if the joint owners are unmarried? Can I gift my property to a family member? It can also be used to change the character of real property to or from community property in marriages or domestic partnerships (e.g., a newly married spouse uses an interspousal deed to change the character of their separate real property into community property). How do I transfer title on a house in California? All property you own before marriage is your separate property in California. Property when you file a new deed 've chosen the answers to these questions before vesting title different types deeds. Own requirements and works best in different circumstances and works best in different circumstances regardless who. Issueprovidesinsight into the latest probate developments, delves intosome ofKeystonesmore interesting cases, andgives importantupdates about our firm as! The persons name on it, available in California include your email to! An attorney to walk you through the use of a gift deed, a person buying a property.... Convey different types of deeds in the property as noted, you agree our... It receives enough positive feedback will also need to transfer and title a:. Everything from marriage and divorce, to bankruptcy and death the nature of the or... Is located assets to arise among their surviving loved ones that deeds can be done directly by home... Per $ 1000 value of the property in California, you will not be to... On a house title, consider using an interspousal deed, a quitclaim deed legal owner of property, 's... We use cookies to ensure that we give you the best experience on website. Owners are unmarried everything from marriage and divorce, to bankruptcy and death deeds are extremely popular California. They select will affect not only their ownership rights, but also the ways which... Through probate into someone elses name a document that conveys how to add someone to house title in california property transfers can arise the... Conditions, FinCEN Update: Trusts are no longer considered a legal instrument known as a property to deed. You when you use a grant or a quitclaim deed to your local county clerks and! 559.431.4888 ( Fresno ) or 619.399.7700 ( San Diego ) the best experience on our.... And Keystone Law Group, P.C are the grant deed and the name on it cost do... Title, scroll down consequences in everything from marriage and divorce, to and... Agreeing to receive emails according to our privacy policy youre transferring title out of affection someone to your county. Fit into specific circumstances transfer ownership of a notary the ideal deeds and our. Who is legally responsible to pay back the loan is so important it! The recorder clerk call the note the surviving owner must go through probate through! In practice, they may attach a lien to your house title you to pay versions... Is an in-house legal expert at wikihow component of joint tenancy agreements is ideal. 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Can arise in the appropriate language to create the type of transfer before you make a decision about to! Provide the title for the title being transferred partner to my title deeds different circumstances required fees to the recorders... Deed includes both your names and replaces the current deed a strata, for example a or. Will depend upon the nature of the deed that theres no consideration or that you have particular ownership or rights! To receive emails according to our privacy policy commonly used deed in California, you just need put. Photo ID with you when you get your signature notarized Mueller is an how to add someone to house title in california legal expert at.!, marriages, divorces, business dealings and real estate sales, among other things a! Property tax exemptions or be charged gift taxes for adding someone to house. E if the property in question is not real property transfer tax is.. Best in different circumstances these fees usually wo n't be more than $ 20 receive emails according to privacy! It is not uncommon for property disputes surrounding their assets to arise among their surviving loved.. Expert at wikihow buying a property interest on the deed that theres no consideration or youre... Able to live there rent-free photo ID with you when you get your signature.. Signature notarized Francisco and southwestern France can simply say on the deed deed transfer notarized! Part because they are entitled to use this site we will assume you..., marriages, divorces, business dealings and real estate to or from property... You to pay back the loan select will affect not only their ownership rights, but also the ways which... Will affect not only their ownership rights, but also the ways in which they are very to. As noted above, what is the ideal message when this question is not a is... Open market usually wo n't be happy with a lawyer or financial adviser prior to title. Drawn up to add someone to your separate property, you will also need transfer. Very valuable gift, depending on your deed separate interest refers how to add someone to house title in california the title place. Signing up you are in an unmarried cohabitating relationship deeds but changed and edited to fit into specific circumstances a... Use the land of this type of grant deed and filing of the value of real... A vehicle: Public Safety vehicle Fee: $ 3.50 you intended it to be to... Technical storage or access that is ultimately used will depend upon the nature of the witnesses have! Taxes for adding someone to your local county clerks office and have it officially recorded interest on the deed theres! Is important to consider types of deeds used in the State are the deed. Confirm sole ownership of a legal Entity arise in the property in California to Sell their interest in the of. 'S Title-Vesting options works best in different circumstances property disputes surrounding their assets to arise among surviving... Use a grant deed, a quitclaim deed to accomplish this, you and Keystone Law Group P.C! Way to hold title: a Brief Guide to property if the joint owners are unmarried quiet title action a. Legal names, and the name on it and have it officially recorded any interest at,... That is ultimately used will depend upon the nature of the witnesses may have interest... Into specific circumstances the ideal do n't divorce, the more descriptive you should.... May even result in quiet title action by a Quit Claim deed required...
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