Deeds, and which one does what

A deed changes who owns real property. Which deed you use determines whether the transfer happens now or at death, whether you keep control, and whether the property avoids probate.

The three we prepare

Same price, very different consequences.

Lady bird deed (enhanced life estate) — passes at death, avoids probate, and you keep full control to sell, mortgage or change beneficiaries
Traditional life estate deed — passes at death, but the remainder beneficiary has a present interest, so selling or refinancing needs their cooperation
Quit claim deed — transfers whatever interest you hold, now, with no warranties about the title

The homestead question

Florida homestead rules affect who can receive the property and what a deed may lawfully do, particularly where a spouse or minor child is involved. That is a fact-specific analysis, and it is the main reason a deed should be reviewed before it is recorded.

Deeds are hard to undo

Once recorded, reversing a transfer generally needs the cooperation of whoever now holds an interest. If there is any doubt about which deed fits, spend the consultation fee first.

Deeds, answered.

Which deed avoids probate?

Lady bird and life estate deeds pass the property at death outside probate. A quit claim deed simply transfers ownership now.

Can I add my child to the title instead?

You can, and it frequently causes problems — exposure to their creditors and divorce, plus tax consequences. A lady bird deed usually achieves the goal without those.

Products that cover this

Lady Bird Deed

Passes your property at the time of your death — avoiding probate and determining who gets it without court intervention.

Quit Claim Deed

Transfers whatever interest you have in a property, without warranties.

Legacy Trust Package

Remote notarization and witnessing included, so your estate stays out of probate as much as possible — and out of the public eye.

Three ways forward.

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