A quitclaim deed gives to the buyer whatever title, if any, the seller has and which it is legally possible to convey by a deed. City of Manhattan Beach v. Superior Court (1996) 13 Cal. 4th 232.
Unlike a grant deed, a quitclaim deed it contains no implied promises that the seller owns the property, that the property is free of liens or that the seller has any right to possess the property. Planter v. Vincent (1924) 194 Cal. 436.
A quitclaim deed simply gives whatever rights in the land that the grantor has, but it in no way implies that the grantor has any rights in the land. Quitclaims should be used when one party is simply disclaiming his or her interest in property; they are risky to use in ordinary purchase and sale transactions.