Types of Deeds in Indiana: Warranty, Quitclaim, and Limited Warranty Explained
Missy Horner
President, Empire Title Services | 20+ Years Experience
Quick Answer: Indiana Deed Types
General Warranty Deed: Full title protection — seller guarantees the entire ownership history. Best for buyers.
Limited Warranty Deed: Seller only warrants title for their ownership period. Common in foreclosures and estate sales.
Quitclaim Deed: No title guarantees — seller conveys only what they have. Used for family transfers and divorces, not home sales.
Questions? Call Empire Title: (765) 935-9966
When you buy a home in Indiana, you receive a deed — the legal document that transfers property ownership from seller to buyer. What most buyers don't realize is that not all deeds are equal.
The type of deed you receive determines what guarantees the seller is making about the property's title history. Here's what each type means and which one you should be receiving.
The Three Main Deed Types in Indiana
1. General Warranty Deed
The general warranty deed is the gold standard in Indiana residential real estate. When a seller signs a general warranty deed, they're making five legal covenants (promises) to the buyer:
Best for: Standard arm's-length home sales in Indiana
2. Limited Warranty Deed
Also called a special warranty deed, this deed limits the seller's title guarantee to only the period they owned the property. If a title defect existed before the seller acquired the home, it's not their problem under this deed type.
Common in: Bank-owned or foreclosed properties, estate sales where the estate cannot warranty prior ownership history, short sales, and some commercial transactions.
Buyer strategy: Always purchase owner's title insurance when accepting a limited warranty deed.
3. Quitclaim Deed
A quitclaim deed conveys only whatever interest the grantor currently has — with zero warranty about what that interest actually is. If the grantor has no valid ownership, the deed conveys nothing.
Appropriate uses: Transfers between spouses or family members, correcting errors in recorded documents, adding or removing a person from a deed, divorce property transfers.
⚠ Not appropriate for standard home sales. Never accept a quitclaim deed from a stranger without title insurance and expert review.
Which Deed Will You Receive?
In a standard Indiana home sale, you should receive a general warranty deed. If the seller is a bank, estate, or government entity, a limited warranty deed may be offered — and that's often acceptable when paired with owner's title insurance. If anyone offers you only a quitclaim deed in a typical home sale, ask questions before proceeding.
Frequently Asked Questions
What is the most common deed type in Indiana real estate?
The general warranty deed is the most common deed type used in Indiana residential real estate transactions. It offers buyers the highest level of protection, with the seller guaranteeing clear title going all the way back through the property's entire history.
Should I accept a quitclaim deed when buying a home in Indiana?
Generally, no. A quitclaim deed offers no title guarantees — the seller conveys only whatever interest they may have, with no promises about title defects. Quitclaim deeds are appropriate for transfers between family members, corrections, or divorce proceedings — not for arm's-length home sales.
What is a limited warranty deed in Indiana?
A limited warranty deed means the seller guarantees the title only for the period they owned the property — not for the entire ownership history. It's commonly used by banks selling foreclosed properties and sometimes in estate sales.
What deed type is used in Indiana estate sales and divorces?
Estate sales in Indiana often use limited warranty deeds, since the estate cannot warranty title for periods before the deceased owned the property. Divorce-related property transfers typically use quitclaim deeds, where one spouse conveys their interest to the other without title guarantees.
Missy Horner
President, Empire Title Services
With over 20 years of experience in Indiana and Ohio real estate closings, Missy Horner leads Empire Title Services in providing expert title insurance, property searches, and closing coordination. A trusted resource for real estate agents, lenders, and homeowners throughout Wayne, Randolph, and Henry counties.