By Hanson Webb · Licensed MA Notary · Updated April 28, 2026 · 6 min readHow to Notarize a Quitclaim Deed in Massachusetts: Step by Step
A Massachusetts quitclaim deed must be acknowledged by a notary public before recording at the Registry of Deeds. No witnesses are required. The grantor signs in front of the notary or acknowledges signing. Mobile notary service in Boston, Cambridge, Lowell, Andover and Worcester completes the signing in 30 minutes. Recording fee 155 USD plus notary service.
A Massachusetts quitclaim deed transfers your interest in real property to another person. Adding a spouse to a deed, gifting property to a child, transferring property into a trust or removing a former spouse after divorce all use quitclaim deeds. The Registry of Deeds will not record an unnotarized deed. Get the notarization right or the transfer never legally happens.
This guide covers the full process from preparation through recording for Massachusetts residents in Greater Boston, the Merrimack Valley and Central Massachusetts. Whether you are in Boston, Cambridge, Lowell, Andover or Worcester, the steps and rules are the same.
The Five-Step Quitclaim Deed Process
What Massachusetts Law Requires
Under M.G.L. c.183 section 4 and the Massachusetts Uniform Real Property Recording Act, a quitclaim deed must include the grantor name, grantee name, property description, consideration amount and a notarial acknowledgment of the grantor signature. The acknowledgment confirms the grantor signed voluntarily.
Massachusetts does not require witnesses for quitclaim deed recording. The notary acknowledgment alone satisfies the recording requirement. Some private title insurance policies prefer a witness, but witnesses are optional under state law.
The Registry of Deeds rejects deeds for technical defects almost daily: missing property description, blank consideration amount, missing notary expiration date, expired notary commission or wrong county listed in the venue clause. Have your attorney review the deed before notarization to prevent a 2-week delay from rejection.
Documents and Information You Need
Bring to your notary appointment
Massachusetts Registry of Deeds by County
Record your deed at the Registry covering the county where the property is physically located. Your residence county does not matter, only the property location.
The Notary Acknowledgment Step in Detail
At the notary appointment, the grantor presents valid photo ID. The notary verifies the ID matches the name on the deed. The grantor either signs in front of the notary (best practice) or acknowledges that the signature on the deed is theirs.
The notary applies the acknowledgment certificate at the bottom of the deed. Massachusetts acknowledgment language reads: “On this date before me, the undersigned notary public, personally appeared [grantor name], proved to me through satisfactory evidence of identification, which were [ID type], to be the person whose name is signed on the preceding document, and acknowledged to me that he/she signed it voluntarily for its stated purpose.”
The notary signs, dates, applies the official seal and writes the commission expiration date. The deed is now ready for recording.
If two or more people are listed as grantors (joint tenants, tenants in common, spouses), every grantor must sign and be acknowledged. The notary needs ID for each grantor. One acknowledgment certificate can cover multiple grantors signing together at the same time and place.
Recording Fees and Stamps
Massachusetts recording fees as of 2026:
- Standard quitclaim deed recording fee. 155 USD per document
- Massachusetts Deeds Excise Tax. 4.56 USD per 1000 USD of consideration (varies by county). Most family transfers and transfers for under 100 USD are exempt.
- State technology fee. Included in the recording fee in most counties
For a typical family transfer with nominal consideration (1 USD or less), expect to pay 155 USD total. For a sale at fair market value, the excise tax adds significantly. A 500,000 USD property sale generates roughly 2,280 USD in excise tax.
Common Quitclaim Deed Scenarios
Adding a spouse to the deed
Husband owns the home alone. He wants to add wife as joint owner. He executes a quitclaim deed from “Husband” to “Husband and Wife as tenants by the entirety.” Notarize, record at the appropriate Registry of Deeds, done.
Removing a former spouse after divorce
Divorce decree awards property to one spouse. The other spouse executes a quitclaim deed transferring their interest to the receiving spouse. Notarize, record. The deed clears title.
Transferring to a trust for estate planning
Owner transfers property to themselves as trustee of a revocable living trust. Quitclaim deed from “Owner” to “Owner, as Trustee of the Owner Family Trust dated [date].” Notarize, record. The trust now holds title.
Gift to adult child
Parent transfers property to adult child as a gift. Consideration listed as 1 USD or “love and affection.” Notarize, record. Note potential gift tax implications, consult an estate attorney.
Quitclaim Deed Signing Today?
Mobile notary across Greater Boston, Lowell, Cambridge, Andover and Worcester. Same-day acknowledgment at your home, attorney office or hospital.
Frequently Asked Questions
Does a Massachusetts quitclaim deed need to be notarized?
Yes. The Registry of Deeds will not record an unnotarized deed. Notary acknowledgment is required.
Where do I record a notarized quitclaim deed in Massachusetts?
At the Registry of Deeds in the county where the property is located. Recording fee 155 USD.
Do I need witnesses for a Massachusetts quitclaim deed?
No. Massachusetts requires only notary acknowledgment for recording. Witnesses are optional.
Can a mobile notary handle a quitclaim deed signing?
Yes. Mobile notaries across Boston, Cambridge, Lowell, Andover and Worcester regularly handle quitclaim deed acknowledgments same-day.
What does a notary need to see for a quitclaim deed?
Valid government photo ID for each grantor and a complete deed with property description, parties, consideration and notarial certificate.
How much does it cost to notarize a quitclaim deed in Massachusetts?
Notary statutory fee 2.50 USD per signature. Mobile notary service 75 to 125 USD per visit. Recording fee 155 USD separate.
Related Massachusetts Notary Resources
- Real Estate Document Notary Service
- Notarization for Real Estate Transactions
- Role of a Title Company in Mortgage Closing
- 6D Certificate Notary Service
- How to Notarize a Mortgage
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