A quit claim deed simply transfers interest in real estate from party A to party B.
If the deed is not recorded, then . . . well, it can cause trouble. For example. Let's say somebody quit claims their property to me. I don't record the deed. Then they sell it to you, Trudy. A year later, I come back to town and go to my house - you're in it!
Trouble. Actually, title insurance will protect you, so you'll just have to answer a couple of questions about how you became the owner (I bought it, got the loan from XYZ bank, I didn't know of any problems), and then I'll spend the next several months trying to be made whole - having either the title insurance company pay me off, or having the person who gave the deed to me pay me off.
Hope that helps!
That depends on whether or not the Quit Claim Deed was recorded in the county the property is located in or not. If the Quit Claim Deed was not recorded, the person the property was Quit Claimed to was never legally the owner anyway so it's irrelevant once the property is sold by the owner on recorded Title. If the Quit Claim was recorded, then the person the property was Quit Claimed to is the legal owner and can sell the property. If the property is sold by the legal owner then the buyer is the new legal owner and the Quit Claim Deed is no longer in effect.
Let's say someone quit claimed a property to you. You then want to sell it. Fine. You sell it. The buyer receives a deed to the property. Depending on some variables (basically, whether the history of the property can be traced back sufficiently), the buyer might receive a general warranty deed, a limited warranty deed, or something else. A settlement or title attorney can provide more information. And the buyer should obtain whatever title insurance might be available, depending on the nature of the transaction.
Again, check with a real estate lawyer or a settlement or title attorney for more information.
Hope that helps.