Transfer of Title, Deeds, and Closing
Deeds and their promises
Every deed needs a grantor, grantee, words of conveyance, a legal description sufficient to identify the property, and the grantor's signature. Validity requires delivery and acceptance; recording is not required between the parties but protects against later buyers. Warranty deeds carry covenants - seisin, right to convey, against encumbrances, quiet enjoyment, warranty, and further assurance. A special warranty limits those promises to the grantor's own acts. A bargain and sale deed implies consideration; a quitclaim conveys only whatever interest the grantor may have, with no promises about it.
Recording and closing
Nevada's recording statute protects a subsequent bona fide purchaser for value who records first - a race-notice system. Escrow in Nevada is handled by escrow agencies licensed through the state's financial institutions regulator, working from written escrow instructions. At closing, use a debit/credit mindset: seller is debited for existing loans, prorated taxes already paid by the buyer's side, and transfer taxes; the buyer is debited for the price and credited with the new loan and deposits.
Trap to watch: a deed is only as good as the grantor's title. A beautifully drafted general warranty deed from someone who owns nothing transfers nothing (and breaches the warranty the moment it is delivered).
Worked example: Seller grants by quitclaim to a buyer. Buyer later discovers a prior lien recorded by the seller's ex-spouse. The buyer has no warranty claim against the seller - quitclaim promises nothing - only whatever title the seller actually held.