Whether you’re planning for the future, gifting property, or just want your child to share ownership, adding them to your deed can be a thoughtful step. In Adams County, Pennsylvania, the process is straightforward if you know what to do. Here’s a detailed, step-by-step guide to make it happen.
Step 1: Check Your Current Deed
First, confirm how your property is titled. Grab a copy from the Adams County Register and Recorder’s Office at 117 Baltimore Street, Gettysburg, or online at adamscounty.us. Is it in your name alone? Are there liens or co-owners? Knowing this upfront ensures a smooth process.
Step 2: Pick the Right Deed Form
In Pennsylvania, usually the easiest way to add someone to your deed is with what sometimes is called a Quitclaim Deed. It’s perfect for spousal transfers—quick, simple, and doesn’t mess with your mortgage. You can find a form online, at a stationary store, or let us provide one for you.
Step 3: Decide How You’ll Hold Title Together
You have options for co-ownership with your child:
- Joint Tenants with Right of Survivorship: If one owner dies, the property passes to the survivor(s) automatically.
- Tenants in Common: You each own a share (e.g., 50/50 or another split), and your portion goes to your estate—not them—upon death unless willed otherwise.
Joint tenancy is common for avoiding probate, but tenants in common offers flexibility. Unsure what’s best? We’re happy to explain the pros and cons for your situation.
Step 4: Fill Out and Sign the Quitclaim Deed
Here’s what goes in the deed:
- You as the “grantor” (the one transferring interest).
- You and your child as “grantees” (the new co-owners), worded like “to [Your Name] and [Child’s Name], as joint tenants with right of survivorship” (or tenants in common, if chosen).
- The property’s legal description (copy this exactly from your current deed—not just the street address).
- A signed Certificate of Residence with your address (required in Adams County).
Sign it in front of a notary—local banks, UPS stores, or our office can notarize it. Your child doesn’t need to sign since they’re receiving the interest.
Step 5: Handle the Tax Paperwork
Adams County requires a Pennsylvania Statement of Value form (from adamscounty.us or revenue.pa.gov) with every deed:
- Tax Implications: Transfers to children aren’t automatically exempt from the 2% realty transfer tax (1% state, 1% local). If it’s a gift (no money exchanged), note “nominal consideration” or “gift” and list $1 as the value—tax applies only to that $1. If you sell them a share, tax applies to the sale price.
- Attach a brief explanation if it’s a gift to clarify the exemption. We can help you get this right to minimize costs.
Step 6: Record the Deed
Submit your documents to the Adams County Register and Recorder’s Office:
- Where: 117 Baltimore Street, Gettysburg, PA 17325.
- When: Monday–Friday, 8:00 a.m.–4:30 p.m.
- What to Bring: Notarized Quitclaim Deed, Statement of Value, and any gift explanation.
- Fees: $75.00 for up to 4 pages and 4 names; $4.00 per extra page, $1.00 per extra name. Add $2.00 for a certified copy (recommended).
- Payment: Cash or check only, payable to “Adams County Recorder of Deeds.” No credit cards or e-recording available.
- Mail Option: Include a self-addressed, stamped envelope; expect a two-week return.
Once recorded, your child’s name is officially on the deed!
A Quick Note on Mortgages and Risks
Adding your child to the deed doesn’t affect your mortgage—they’re not on the loan unless you refinance together. But consider:
- If they have debts, creditors could target the property (especially with joint tenancy).
Future sales or transfers need their approval.
We can walk you through these risks and alternatives like a will or trust if you’re hesitant.
Why It Matters—and How We Can Help
Recording the deed secures your child’s ownership and aligns with your plans. Whether you need a deed drafted, notarized, or recorded, or just want us to handle it all, Capstone Land Transfer is here to simplify the process.
Ready to add your child to your deed? Contact us today for personalized support!
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