Deed of Reconveyance: What It Is, Who Issues It and How to Confirm It Was Recorded
A deed of reconveyance returns title from the trustee after a deed of trust is paid. Who issues it, CA and AZ deadlines, and what to do if it is missing.
Quick answer
A deed of reconveyance is the recorded document a trustee signs after a deed of trust loan is paid in full. It returns legal title from the trustee to the borrower and clears the lender's claim from the public record. Without it, the old loan can still appear open in a title search.
What is a deed of reconveyance?
To define reconveyance in plain terms: it is the act of giving back. When you borrow under a deed of trust, you (the trustor) sign a deed of trust that places legal title with a neutral third party, the trustee, as security for the loan. The lender is called the beneficiary. A reconveyance is how the trustee hands that title back once the debt is gone.
The recorded document goes by several names: deed of reconveyance, full reconveyance, reconveyance deed, or "deed of release and reconveyance" (the phrase Arizona's statute uses). They all do the same job. For the underlying structure, see our guide to deed of trust vs mortgage.
A reconveyance is not a sale deed and it does not change who the owner is in everyday terms. You were the owner all along. It removes the lender's lien from the record so that a buyer, a new lender or a title searcher can see the loan is finished.
Definition
Deed of reconveyance — A document signed by the trustee of a deed of trust, after the secured loan is paid in full, that transfers legal title back to the borrower and releases the lender's security interest. It is recorded in the county land records.
Who issues a deed of reconveyance, and who records it?
The trustee issues it, but only after the lender (the beneficiary) tells the trustee the loan is paid and asks for it. The borrower normally does nothing except pay off the loan and check the result.
California's statute lays out the handoff. Within 30 calendar days after the obligation is satisfied, the beneficiary must send the trustee the original note, the deed of trust, a request for full reconveyance and any other documents needed. The trustee then signs the reconveyance and records it, or causes it to be recorded, with the county recorder where the deed of trust was recorded (California Civil Code 2941, California Legislative Information).
Arizona has a different wording. Under A.R.S. 33-707, a mortgagee, trustee or person entitled to payment who receives full satisfaction must acknowledge it by delivering to the payer, or recording, a sufficient release or "deed of release and reconveyance". The same section says it is not necessary for the trustee to join in the acknowledgment (A.R.S. 33-707, Arizona Legislature).
Recording is done by the county recorder or clerk, the office that keeps the land records. See what a county recorder does for how that office indexes documents.
How does a deed of reconveyance happen, step by step?
The loan is paid in full
You pay off the balance through a sale, a refinance or your own final payments. Ask the servicer for a written payoff statement first, because the number changes daily with interest.
The beneficiary asks the trustee to reconvey
The lender or servicer sends the trustee a request for full reconveyance, plus the original note and deed of trust where the state requires them.
The trustee signs the reconveyance
The trustee executes the document, which names the borrower and refers to the deed of trust by its recording number or book and page.
The trustee sends it for recording
The document goes to the county recorder with the recording fee. Some states let the trustee charge the borrower a reasonable fee for preparing and recording it.
The recorder indexes it
The recorder stamps it with a recording number and date and links it to the original deed of trust. From then on it appears in a search of the property.
You get a copy and verify it
Request the recorded copy, or look it up yourself. A paid-off letter from the lender is not the same as the recorded document.
How long does a deed of reconveyance take?
It depends on the state. The two statutes below are the ones we read in full for this article; check the statute where your property sits, because deadlines and penalties vary and change.
| Step | California (Civil Code 2941) | Arizona (A.R.S. 33-712) |
|---|---|---|
| Lender to trustee | Within 30 calendar days after the loan is satisfied, the beneficiary sends the trustee the documents. | No separate step: the person receiving satisfaction must record a release within 30 days. |
| Trustee to recorder | Within 21 calendar days after the trustee receives the documents, fee and recorder's fees. | Not split out. The 30 days apply to whoever received payment. |
| Backup if nothing is recorded | After 60 calendar days, the beneficiary must substitute a trustee and issue the reconveyance on written request. After 75 days, a title insurance company may record a release after 10 days' mailed notice. | After the 30 days, the person is liable for actual damages. |
| Penalty | The violator is liable for damages and forfeits $500 to the person affected. | $1,000 plus actual damages if still not recorded 30 days after a certified-mail written request. |
What are the Arizona rules if no release is recorded?
Arizona puts the pressure on the person who got paid. A.R.S. 33-712 says that if the person who receives satisfaction fails, within 30 days, to record a sufficient release or deed of release, they are liable to the mortgagor, trustor or current owner for actual damages (A.R.S. 33-712, Arizona Legislature).
The statute adds a second tier. If the person still fails to record for more than 30 days after receiving a written request that identifies the specific mortgage or deed of trust, sent by certified mail, they owe $1,000 in addition to actual damages. The action must be brought by the affected person in their own name, not in a representative capacity.
Arizona also gives the recorded document real weight. A.R.S. 33-707 says a recorded release or deed of release and reconveyance "constitutes conclusive evidence of full or partial satisfaction and release of the mortgage or deed of trust in favor of purchasers and encumbrancers for value and without actual notice." That is why the recorded paper matters to the next buyer more than any letter in your files.
If you own in Maricopa County, see our overview of title searches in Arizona and the Maricopa County lien search guide.
How does it work in Texas and other states?
Not every state uses the word reconveyance. Texas uses deeds of trust widely, and the usual way to clear one is a recorded release of lien from the lender. Texas Property Code 12.017 adds a backup: an authorized officer of a title insurance company, or an authorized title insurance agent, may sign and record an "Affidavit as Release of Lien" on behalf of the mortgagor or a later owner (Tex. Prop. Code 12.017, Texas.Public.Law).
That affidavit has conditions. The mortgagee must have given a payoff statement, the title company must have delivered the payoff as the statement required, and the section applies only to a one-to-four-family residence, or to other property where the original loan was under $1.5 million. This is a statute summary, not advice on whether it fits your situation.
States that use mortgages rather than deeds of trust clear the loan with a satisfaction or release, not a reconveyance. Our guide to release of lien covers that family of documents, and is that mortgage actually open shows how to tell paid loans from open ones in the record.
How common are payoff documents in the public record?
The record shows that releases are not an afterthought. In New York City, the Department of Finance's ACRIS data for 2025-10-01 to 2026-09-30 show 42,132 mortgage documents and 37,444 satisfaction documents recorded citywide (NYC Department of Finance, ACRIS Real Property Master).
Two cautions. New York is a mortgage state, so these satisfactions are the equivalent of a reconveyance, not reconveyances themselves. And document counts are not loan counts: a satisfaction may release a loan made years earlier, so the two figures cover different loans and cannot be subtracted to get a number of unpaid loans.
| NYC ACRIS document type | Documents recorded, 2025-10-01 to 2026-09-30 |
|---|---|
| Mortgages | 42,132 |
| Satisfactions | 37,444 |
| Assignments | 24,302 |
| Deeds | 52,806 |
How do you confirm a deed of reconveyance was recorded?
Find the original deed of trust
Look in your closing papers for the recording number, or search the county recorder's index by your name and the property. Note the recording date and number.
Search for a later reconveyance or release
In the same index, look for a document after that date titled reconveyance, full reconveyance, release or satisfaction that refers to the deed of trust by number. Most counties let you search online by name, parcel number or document type.
Match the details
The reconveyance should name the correct borrower and trustee and cite the original recording information. A document that refers to a different loan does not clear yours.
Watch for substitutions and assignments
If the deed of trust was assigned or the trustee was replaced, the reconveyance may come from a different company than the one you started with. Follow the chain of assignments to the last holder.
Get a certified copy if you need proof
For a sale or refinance, ask the recorder for a copy of the recorded document, or order a title search that includes the release.
A paid-off letter is not the recorded reconveyance
What if the deed of reconveyance was never recorded?
Start with a written request. Send the servicer or lender a letter that gives the loan number, the property address, the recording number of the deed of trust and the payoff date, and ask for the reconveyance. Use certified mail so you can prove the date. In Arizona the written certified-mail request is what starts the clock for the $1,000 tier described above.
If the trustee is the holdup, the statutes may give a way around it. In California, if no reconveyance is recorded within 60 calendar days of satisfaction, the beneficiary must, on written request, substitute a trustee and issue a full reconveyance. After 75 days, a title insurance company may record a release, after mailing 10 days' notice to the trustee, trustor and beneficiary of record.
If the lender is out of business or cannot be found, the options are legal and vary by state. A real estate attorney can tell you whether your state offers a title company release, a court action to clear the lien, or a quiet title suit. Our guide to quiet title actions describes the court route in general terms.
Do not assume the old lien is harmless because the debt is paid. A lien still visible on the record can block a sale or refinance even when nothing is owed.
What does a records search show about reconveyances?
A search of the recorder's index shows whether a reconveyance or release was recorded against a given deed of trust. It cannot show whether a loan was actually paid, or whether a recorded document is valid. It is not title insurance and it is not legal advice.
HeritageDeed offers county records searches in the counties listed on the title search page: Current Owner Search $49, Two Owner Search $79, 30-Year Search $129. For Texas, see title searches in Texas. To learn how liens are found in the record more generally, read how to check for liens on a property.
Key takeaways
Key takeaways
- A deed of reconveyance is signed by the trustee, not the lender, and returns title after a deed of trust loan is paid.
- The lender asks the trustee to reconvey; the trustee records it with the county recorder.
- California sets 30 days for the lender and 21 days for the trustee. Arizona sets 30 days for whoever received payment, with $1,000 plus damages after a certified-mail request.
- Texas and mortgage states use releases and satisfactions instead of the word reconveyance.
- A paid-off letter is not enough. Look for the recorded document in the county index.
- If it is missing, send a written certified request first, then ask a real estate attorney about statutory backups.
Frequently asked questions
- What is a deed of reconveyance?
- A deed of reconveyance is a recorded document signed by a trustee after a deed of trust loan is paid in full. It returns legal title from the trustee to the borrower and releases the lender's security interest, so the loan no longer appears as a lien on the property record.
- What does reconveyance mean?
- Reconveyance means conveying title back. Under a deed of trust, the borrower's title is held by a trustee as security for the loan. When the loan is paid, the trustee reconveys that title to the borrower by signing and recording a reconveyance document with the county recorder.
- Who issues a deed of reconveyance?
- The trustee named in the deed of trust issues it, after the lender or servicer (the beneficiary) requests it. In California the beneficiary has 30 days to send the request and documents to the trustee. In Arizona, the statute puts the duty on whoever received payment.
- How long does a lender have to reconvey a deed of trust?
- It depends on the state. California gives the beneficiary 30 calendar days to deliver documents to the trustee, then the trustee 21 calendar days to record. Arizona gives the person who received satisfaction 30 days to record a release. Check the statute where your property is located.
- Is a deed of reconveyance the same as a release of lien?
- They do the same job for different loan structures. A reconveyance clears a deed of trust, where a trustee holds title. A release or satisfaction clears a mortgage or other lien. Arizona's statute names both: a release or satisfaction of mortgage, or a deed of release and reconveyance.
- How can I tell if my deed of reconveyance was recorded?
- Search the county recorder's index for your property or name and look for a reconveyance, release or satisfaction dated after your deed of trust and citing its recording number. Many counties offer this search online. If you cannot find one, request a recorded copy from the lender.
- What happens if the deed of reconveyance is missing?
- The paid-off loan can still look open in a title search, which can delay a sale or refinance. Send a certified written request to the lender or servicer. Some states, such as California and Arizona, set deadlines and penalties, or let a title company record a release.
- Do I have to pay for a reconveyance?
- Often there is a fee. California allows the trustee, beneficiary or mortgagee to charge a reasonable fee for the services involved in preparing, executing and recording it. The amount varies by state and by who prepares it. Ask the lender for a written estimate before your payoff.
Sources
Primary records and official documentation cited in this article.
- 1California Legislative Information, Civil Code 2941
- 2Arizona Legislature, A.R.S. 33-707 Acknowledgment of satisfaction; recording
- 3Arizona Legislature, A.R.S. 33-712 Liability for failure to acknowledge satisfaction
- 4Texas.Public.Law, Texas Property Code Section 12.017
- 5NYC Department of Finance, ACRIS Real Property Master
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