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How to Transfer a Real Estate Title in Hickory Hills, IL

Transferring a real estate title in Hickory Hills, Illinois, is legally required whenever property ownership changes. Whether you're selling your home, gifting it to a family member, transferring ownership as part of a divorce, or finalizing an estate, following the correct procedures to ensure the transfer is legally valid and recorded with the county is critical.

This step-by-step guide explains everything you need to know to transfer a real estate title in Hickory Hills, IL. It includes what forms to file, how to draft a deed, where to record it, and links to local and state resources. By following these steps, you can ensure a smooth, legally compliant, and timely title transfer.

What Is a Real Estate Title Transfer?

A real estate title transfer is the legal process by which property ownership is passed from one individual or entity (called the grantor) to another (called the grantee) through a written, notarized, and recorded document known as a deed.

The title transfer becomes official only after the deed is properly executed and recorded with the Cook County Clerk’s Office, as Hickory Hills is located within Cook County.

Why Transferring a Title Matters

A title transfer is not just a formality—it’s the legal recognition of ownership. Without a recorded deed:

• The new owner is not legally recognized in public records.

• Property taxes may continue to be billed to the wrong party.

• The property may become difficult to sell, insure, refinance, or lease.

• There may be disputes or confusion about who owns the property.

Transferring a title correctly ensures a transparent chain of ownership, legal compliance, and peace of mind for both parties.

Common Reasons for Transferring a Title

You may need to transfer a real estate title in Hickory Hills for various reasons, such as:

• Selling a home or investment property

• Gifting property to a family member or spouse

• Transferring property into or out of a trust or LLC

• Handling an estate after a loved one’s death

• Settling property division in a divorce

Each situation may require different documentation or tax exemptions.

Step-by-Step: How to Transfer a Real Estate Title in Hickory Hills, IL

Step 1: Identify the Type of Title Transfer

Before drafting documents, determine the reason for the transfer. This will affect what kind of deed you need and whether the transfer is taxable. Common transfer types include:

• Sale of property (arms-length transaction)

• Gift to a relative

• Spousal or divorce-related transfer

• Inheritance or estate distribution

• Transfer to a trust or LLC

Step 2: Choose the Correct Type of Deed

In Illinois, several types of deeds are recognized. The right one depends on the situation.

Common Deed Types:

• Warranty Deeds are used in sales. They guarantee the grantor has a clear title and the legal right to transfer the property.

• Quitclaim Deed: Offers no guarantees—transfers whatever interest the grantor has—standard for transfers between family members or as part of a divorce.

• Special Warranty Deed: Warrants title only during the grantor’s period of ownership.

• Transfer on Death Instrument (TODI): Used for estate planning. It names a beneficiary who will automatically receive the property upon the grantor’s death without probate.

If you're unsure which deed applies to your situation, consult with a real estate attorney or title company.

Step 3: Draft the Deed

The deed must meet Illinois legal standards. At a minimum, it should include:

• Full legal names of the grantor and grantee

• The property’s full legal description

• The Property Index Number (PIN) from Cook County records

• The consideration amount (sale price or stated value)

• The date of transfer

• A prepared section with the preparer’s name and address

• A return to name and address (for the recorded deed)

• The grantor’s notarized signature

You can find the PIN and legal description by searching the property at:
https://www.cookcountypropertyinfo.com

Mistakes in the legal description or missing signatures can cause the deed to be rejected or void.

Step 4: Complete the PTAX-203 Transfer Declaration

Most real estate transfers in Illinois require a PTAX-203 Real Estate Transfer Declaration, regardless of whether money was exchanged.

You can download the form here:
https://www2.illinois.gov/rev/forms/realestate/Documents/PTAX-203.pdf

The form collects:

• Grantor and grantee details

• Property address and PIN

• Type of transfer (sale, gift, inheritance, divorce, etc.)

• The sale price or fair market value

• Property use (residential, commercial, etc.)

If the transfer is exempt from tax, you must still submit the form with the appropriate exemption code.

Step 5: Pay Transfer Taxes (If Required)

Real estate transfers in Hickory Hills may be subject to the following taxes:

• Illinois State Transfer Tax: $0.50 per $500 of consideration

• Cook County Transfer Tax: $0.25 per $500 of consideration

• Municipal Transfer Tax: As of 2024, Hickory Hills does not impose a local transfer tax, but it’s wise to confirm with the City Clerk.

Transfer taxes are typically paid when you record the deed. Taxes are paid by purchasing revenue stamps, which are affixed to the deed.

More on exemptions and transfer taxes:
https://www2.illinois.gov/rev/localgovernments/property/Pages/realest.aspx

Step 6: Ensure Property Taxes and Utilities Are Paid

Before recording the deed, confirm that:

• Cook County property taxes are paid in full

• There are no municipal utility liens (water, sewer, etc.)

To check property tax status:
https://www.cookcountytreasurer.com

For local utility balances, contact the City of Hickory Hills at:
https://www.hickoryhillsil.org

Outstanding debts may delay or invalidate the transfer.

Step 7: Record the Deed with the Cook County Clerk’s Office

Recording the deed makes the title transfer official. You’ll need to file:

• The original, signed, and notarized deed

• A completed PTAX-203 form

• Payment for recording fees

Cook County Clerk – Recordings Division
118 N. Clark Street, Room 120
Chicago, IL 60602
Phone: (312) 603-5050
Website: https://www.cookcountyclerkil.gov/agency/recordings-division

Options to Submit:

• In-person

• By mail with payment and self-addressed stamped envelope

• Electronically via approved vendors (e.g., Simplifile or CSC)

Recording Fees: Typically $98 to $110, depending on document length.

Once recorded, the deed will be mailed back to the address listed in the “return to” section.

Step 8: Notify All Relevant Parties

After the deed is recorded, be sure to update:

• Mortgage lender (if applicable)

• Homeowner’s insurance company

• Title insurance provider

• Cook County Assessor (for tax record updates)

• City of Hickory Hills (for utility billing)

Accurate records prevent billing problems, insurance lapses, or future title confusion.

Special Situations

Inherited Property

If a property is inherited, the method of transfer depends on the decedent’s estate plan:

• If a Transfer on Death Instrument (TODI) was recorded, the named beneficiary inherits the property directly.

• If the property was held in a trust, the trustee transfers it using trust documentation.

• If no TODI or trust exists, the property must go through probate.

For probate guidance in Illinois:
https://www.illinoiscourts.gov/courts/circuit-court/probate

An executor appointed by the court will execute and record the deed.

Divorce-Related Transfers

Property awarded to one spouse in divorce still requires a deed to be filed—usually a Quitclaim Deed.

Steps:

• Draft the deed based on the divorce judgment

• File the PTAX-203 form

• Record the deed with Cook County

Failure to complete this step leaves both parties legally tied to the property. A divorce attorney can assist in preparing the appropriate documentation.

How Long Does the Title Transfer Process Take?

The timeline depends on:

• How quickly the deed and forms are prepared

• Whether taxes and utilities are paid

• Recording office processing times

Usually, a simple title transfer can be completed in 5 to 10 business days. More complex cases involving estates or probate can take several weeks to months.

Estimated Costs of Transferring a Title in Hickory Hills

Costs may vary but generally include:

• Deed preparation (attorney/title company): $200–$500

• Recording fees: $98–$110

• Transfer taxes: $0.75 per $500 (state + county), unless exempt

• Title search (optional): $150–$300

• Probate/legal fees (if applicable): Varies

The PTAX-203 form has no filing fee, but it is mandatory.

Helpful Resources

• City of Hickory Hills: https://www.hickoryhillsil.org

• Cook County Clerk – Recordings Division: https://www.cookcountyclerkil.gov/agency/recordings-division

• Cook County Property Info: https://www.cookcountypropertyinfo.com

• Cook County Treasurer: https://www.cookcountytreasurer.com

• PTAX-203 Transfer Declaration Form: https://www2.illinois.gov/rev/forms/realestate/Documents/PTAX-203.pdf

• Illinois Transfer Tax Guidelines: https://www2.illinois.gov/rev/localgovernments/property/Pages/realest.aspx

• Illinois Probate Resources: https://www.illinoiscourts.gov/courts/circuit-court/probate

Final Thoughts

Transferring a real estate title in Hickory Hills, IL, is a legally essential step for any property transaction. Whether you're transferring ownership due to a sale, gift, inheritance, divorce, or trust arrangement, following Illinois and Cook County requirements ensures the transaction is valid and enforceable.

Every step matters, from selecting the correct deed and completing the PTAX-203 form to paying transfer taxes and recording the deed. Consider working with a real estate attorney or title company for peace of mind and legal accuracy, especially for complex transfers.