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Keep in mind when you warrant title you are not just warranting to the grantee but subsequent grantees – so if your kids are the grantees, you are not just warranting to them but to anyone they sell to. There are, however, some statute of limitation ...

Toby, I don't think that in deciding whether to use a quitclaim deed or a warranty deed you should usually consider the effect on the 40 years needed for marketable title. Not only is the deed you create very unlikely to end up being the ...

I agree with Toby. Besides, wouldn't you warrant to yourself or your kids the same way you would to a third party... I do smile when clients as for "quick claim" deeds because they think that just means it's faster. I would include all 3 as grantors ...