If you recently got married, went through a divorce, changed your legal name or need to add or remove someone from your property, the name on your deed and title might no longer match your personal identification. In California, any change to real estate ownership must be recorded through a new deed with the county recorder. Failing to update your deed can cause headaches when you try to refinance, sell or transfer the home later. Mortgage lenders, title companies and buyers will check that the deed matches your ID; if it doesn’t, you may have to produce extra paperwork or face delays. Updating your deed ensures the public record matches your legal name and clarifies who owns the property.
As a Los Angeles cash home‑buying company, MaxNet Homes frequently works with sellers dealing with complicated title situations. Our founder, Tricia Watts, has helped homeowners change names on deeds and close fast, even appearing on HGTV’s Flipping 101 to share her expertise. In this guide we’ll explain how to change a deed in California, outline common pitfalls, and show how our team can simplify the process.
Many people use the terms deed and title interchangeably, but they serve different purposes. The title is your legal ownership interest in the property, while the deed is the physical document that transfers that title. To change who holds title—whether by adding a spouse, removing an ex‑spouse or correcting a name—you must create and record a new deed. California primarily uses two types of deeds:
There is also a California‑specific interspousal transfer deed for transfers between married partners or registered domestic partners. In most cases the choice of deed depends on your relationship to the grantee and whether warranties about title are needed. Consult a real‑estate attorney if you’re unsure which deed applies to your situation.
It isn’t always mandatory to change your name on title after a marriage—your existing deed remains valid—but keeping your documents consistent makes future transactions easier.
Changing your deed involves several steps. While this guide focuses on Los Angeles County, the general process is similar throughout California. Because we are not attorneys, this information is educational and should not replace legal advice. Always verify details with your county recorder or a real‑estate attorney.
Start by obtaining a copy of your current deed from the county recorder’s office or your records. You’ll need the legal description of the property and assessor parcel number (APN) for the new deed. Next, decide which deed form to use:
Los Angeles County provides blank grant‑deed and quitclaim‑deed forms. Each form must be signed by the grantor and notarized.
To verify your identity, most counties require updated identification such as a driver’s license or Social Security card. For name changes due to marriage, you’ll need a certified copy of your marriage certificate. If the transfer is due to divorce, a divorce decree may be necessary. Some counties may also require a court order for legal name changes.
Carefully type (or fill electronically) the new deed. Include:
Double‑check spelling, addresses and parcel numbers. Mistakes may require a corrective deed and additional fees. If you are unsure how to complete the form, seek legal help. Title companies can prepare the deed, but they cannot change it without your signature.
California law requires the grantor’s signature to be notarized. Notaries are available at banks, mailing services and some title companies. Bring a valid ID and all signers; the notary will confirm identities and witness the signature. The grantee does not need to sign the deed.
When property changes hands, the county tax assessor uses a PCOR to update records. Los Angeles County and other counties require this form to be filed with the deed. The PCOR asks for the purchase price (if any), type of transfer and other details. Transfers between spouses or due to a name change often qualify for reassessment exclusions. Call your assessor’s office if you believe your transfer should be excluded from property tax reassessment.
Take the notarized deed and completed PCOR to the Los Angeles County Registrar‑Recorder/County Clerk or file by mail. A documentary transfer tax may apply unless you qualify for an exemption—common exemptions include gifts, transfers to a trust and name changes. Recording fees vary by county but generally range from about $50 to $200, including notary fees. In Los Angeles County, filing a quitclaim deed costs a base fee plus additional page fees. The recorder will stamp and return the original to you; the recorded deed becomes the official public record.
Recording a deed does not change who is responsible for the mortgage; the loan remains in the original borrower’s name. Contact your lender to discuss adding or removing a name from the loan or to update their records. Also notify your title insurance company and homeowners insurance provider. These companies may reissue policies under your new name. Finally, update your utility accounts, banks and employers so all documents match.
Transfers that involve money may trigger capital gains or gift taxes. When transferring property without compensation—such as changing your name after marriage or transferring property to a spouse—California often exempts the documentary transfer tax. However, if you are gifting property to a child or selling to a partner, you may need to file a federal gift tax return (Form 709). Consult a tax professional for guidance. Keep in mind that most title changes will trigger a property tax reassessment unless they meet specific exclusions.
Newlyweds often wonder whether they need to change the name on their house deed. Technically, you can continue using your maiden name on your deed, but mismatched documents may complicate future transactions. To update your deed after marriage:
Be sure to speak with a lawyer if you’re uncertain about the best ownership structure; what you choose can affect probate, creditor claims and taxes.
Divorced homeowners often need to remove an ex‑spouse from title. Typically the spouse being removed signs a quitclaim deed transferring their interest to the remaining spouse. Because quitclaim deeds do not affect mortgage obligations, the departing spouse may still be liable on the loan. The remaining spouse should refinance or work with the lender to remove the ex‑spouse from the mortgage. An interspousal deed can also be used during divorce settlements; talk with your attorney about the best option.
You might want to add a child or partner to the deed for estate planning purposes. However, once someone is on title, you cannot remove them without their signature. Consider whether a living trust or Transfer on Death deed is a better way to leave property to heirs without giving up your control. If you decide to add a co‑owner, discuss forms of ownership (tenants in common vs. joint tenants) and tax implications.
Changing a deed can be time‑consuming, especially when you’re already dealing with life events like marriage, divorce or moving. MaxNet Homes is more than a cash home buyer—we are your partner in navigating complex title situations. Our founder Tricia Watts appeared on HGTV’s Flipping 101 and brings a decade of experience helping Los Angeles homeowners sell properties quickly and legally. We understand California’s recording requirements and can point you toward trusted professionals when legal advice is needed.
Real sellers continually praise our compassion and efficiency. One Los Angeles homeowner shared that Tricia handled their loan payoff and answered every question while closing in under two weeks. Another client described how Tricia visited their elderly father the same day they called, checked in regularly, respected his wishes, and accompanied him to escrow, ultimately closing the sale in under 30 days. These reviews illustrate our commitment to transparency and respect—values that matter when you’re facing a deed change or home sale.
Can a title company change a deed for me? A title company can prepare documents and facilitate escrow, but only the grantor can sign to transfer ownership. The deed must then be recorded with the county recorder.
Do I need to change my name on the mortgage too? Yes, update your lender separately because deed changes don’t affect mortgages. Lenders may require a refinance or modification.
How long does it take to change title deeds? Once you file the deed and PCOR, processing can take a few days to several weeks depending on county workload. Many MaxNet sellers record and close within two weeks thanks to our streamlined process.
What if I need to sell quickly and don’t have time to fix title issues? MaxNet Homes specializes in buying houses as‑is, even when there are title complications or outstanding mortgages. Our team can help you obtain the correct paperwork and close fast.
If updating your deed feels overwhelming, MaxNet Homes can ease the burden. We’ll walk you through the steps, connect you to reputable title professionals and, if you choose to sell, provide a fast cash offer. Many Los Angeles homeowners who used our service closed in weeks and praised our respectful approach.
Interested in a no‑obligation offer or simply exploring your options? Visit MaxNet Homes or check out our guide “Seller Credits Explained: 4 Ways Los Angeles Home Sellers Can Close Faster for tips on maximizing your sale. Whether you need to change the deed name on your house, change your house title name, add a name to your property deed or simply want to sell your house fast, we’re here to help.
This article is for informational purposes only and does not constitute legal advice. Always consult a qualified attorney or tax professional before executing real‑estate documents.
