Even if the Grant Deed is recorded providing constructive notice to all parties it still may not be valid unless the grantee accepts it but a recorded deed does provide unresputed construcive notice to the grantee as long as the grantor is within the chain of title for the property or proven owner of the property somewhere down the line.
A quitclaim deed is typically used to clear up a cloud on title such as a technical flaw in an earlier deed such as a mispelling or an error in the property description. It offers no warranties of any sort. A quitclaim deed is also used when the grantor is not sure of the validity of his or her title and wants to avoid giving any warranties.
Too much technical talk? I'm sorry. It can be technical depending upon the circumstances. Hope I helped. Good luck!
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