Clear Your Property Title with a *Deed of Reconveyance*
When your deed-of-trust loan is paid off, the trustee must reconvey the property title back to you. Our guided form creates a notary-ready reconveyance deed — Full, Partial, or Substitution of Trustee — formatted for county recording in all 50 states.
Trusted by homeowners, title companies, and lenders across the U.S.
What Is a Deed of Reconveyance?
When you take out a loan secured by a deed of trust, a trustee holds legal title to your property as security. Once the loan is paid off, the trustee must release that claim — and a Deed of Reconveyance is the instrument that does it.
Deed of Trust vs. Mortgage
In deed-of-trust states, three parties are involved: the trustor (borrower), beneficiary (lender), and trustee. Unlike a mortgage, the trustee holds title and must formally reconvey it once the debt is satisfied.
Full Reconveyance
Used when the entire loan balance has been paid. The trustee releases all interest in the property, restoring full title to the trustor. This is the most common reconveyance type.
Partial Reconveyance
Releases the lien on a specific parcel or portion of the property while the remaining balance stays secured. Common in subdivision development or when selling part of a larger property.
Substitution of Trustee
When the original trustee is unavailable or the beneficiary wants a different trustee to handle the reconveyance, a Substitution of Trustee is executed first, followed by the Full Reconveyance.
Mortgage States Work Differently
If your property is in a mortgage state (e.g., New York, Florida, Ohio), the lien release instrument is typically a Satisfaction of Mortgage or Discharge of Mortgage � not a reconveyance deed. Our form includes advisory banners so you always know which document you need.
Key Details in a Deed of Reconveyance
A reconveyance deed must contain specific information to be accepted for recording. Our form walks you through every required field in 8 guided steps.
Trustor (Borrower) Details
The person or entity whose property was held in trust. Supports individual names, business entities, and trusts — with proper legal-name formatting for the deed.
Beneficiary (Lender) Details
The lender who held the secured interest. Can be an individual, financial institution, or other entity. Their authorization is what triggers the reconveyance.
Trustee Information
The party who held legal title. For Substitution of Trustee reconveyances, you also provide the new trustee who will execute the reconveyance on behalf of the beneficiary.
Property & Recording Details
Includes the property legal description, original recording date and instrument number, book and page references, county, and the original loan amount — everything the recorder needs.
Notarization Is Required
A Deed of Reconveyance must be notarized before it can be recorded with the county recorder's office. Our form generates the proper notary acknowledgment block so your document is ready for signing and notarization.
Recording & Clearing Your Title
Creating the deed is just the first step. To fully clear the lien from public records, the reconveyance deed must be properly signed, notarized, and recorded.
Sign & Notarize
The trustee (or substituted trustee) signs the deed in the presence of a notary public. The notary verifies identity and applies their seal — a requirement in every state for recorded instruments.
Record with the County
Submit the notarized deed to the county recorder's office where the property is located. Recording fees vary by county but are typically between $10 and $50.
Verify Title Is Clear
After recording, confirm the lien has been removed by ordering a title search or checking your county's online recording index. A clear title means you can sell, refinance, or borrow against the property freely.
Keep Certified Copies
Store a certified copy of the recorded reconveyance deed with your important property documents. You may need it for future sales, refinances, or title insurance claims.
Time Limits May Apply
Many states require the trustee or beneficiary to execute and record the reconveyance within a set number of days after payoff � often 21 to 60 days. Delays can result in penalties. Creating your deed promptly helps avoid complications.
Deed of Reconveyance
- Covers Full Reconveyance, Partial Reconveyance, and Substitution of Trustee + Full Reconveyance
- Supports individual, business, and trust entity types for both trustor and beneficiary
- Includes complete property and deed-of-trust details — legal description, recording info, and original loan amount
- Notary acknowledgment block pre-formatted for county recorder requirements
- Advisory banners automatically distinguish deed-of-trust states from mortgage states
- Generates in minutes — download, print, sign, notarize, and record
Did you know?
Did You Know?
In California alone, trustees are required by law to record a Deed of Full Reconveyance within 21 days of receiving proof of full payment. Failure to do so can result in penalties of up to $300 plus actual damages. If your lender or trustee hasn't reconveyed your property title, you may need to initiate the process yourself — and our form makes it simple to create the right document.
Featured — Spotlight
California & Texas Lead in Reconveyance Filings
California and Texas — the two largest deed-of-trust states — account for a significant share of reconveyance recordings each year. Both states have specific statutory requirements for how quickly a reconveyance must be executed after payoff, and both impose penalties on trustees who delay. Whether you're a homeowner in Sacramento who just made your last payment or a title company in Houston closing out a loan file, our Deed of Reconveyance form is built to meet your state's requirements.
What people are saying
Homeowners and Professionals Trust ConsumerShield
See how our Deed of Reconveyance form has helped people clear their property titles.
"We paid off our home loan last year and the trustee never sent the reconveyance. I used ConsumerShield to create the deed myself, got it notarized, and recorded it at the county office. Our title is finally clear after 28 years � such a relief."
Karen M.
Sacramento, CA
"After refinancing, our old lender dragged their feet on releasing the lien. This form let us generate a proper Deed of Reconveyance with all the recording details filled in. The county accepted it on the first try."
David & Lisa T.
Austin, TX
"I work at a small title company and we use ConsumerShield's reconveyance form regularly. The Substitution of Trustee option saves us time when the original trustee is no longer in business. Clean output, ready for notarization."
James R.
Denver, CO
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Frequently Asked Questions
Everything you need to know about creating and recording a Deed of Reconveyance.
A Deed of Reconveyance is a legal document used in deed-of-trust states to transfer property title from the trustee back to the borrower (trustor) after the underlying loan has been paid in full. It removes the lien from public records, clearing the property title.
It depends on your state. Deed-of-trust states (e.g., California, Texas, Colorado, Washington, Oregon, Virginia) use a Deed of Reconveyance. Mortgage states (e.g., New York, Florida, Ohio) use a Satisfaction or Discharge of Mortgage. Our form includes advisory banners to help you identify which instrument applies.
A Full Reconveyance releases the entire property from the deed of trust after the loan is fully paid. A Partial Reconveyance releases only a specific parcel or portion of the property � commonly used when a borrower sells part of a larger tract while the remaining loan balance stays secured by the rest.
Yes. A Deed of Reconveyance must be notarized before it can be recorded with the county recorder's office. The notary verifies the identity of the trustee (or substituted trustee) signing the document. Our form includes a pre-formatted notary acknowledgment block.
After the deed is signed and notarized, submit it to the county recorder's office in the county where the property is located. Most counties charge a recording fee between $10 and $50. Once recorded, the lien is officially removed from the property's title chain.
Instant PDF download · Updated for 2026
Instant PDF download · Updated for 2026