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Co-buyer/co-borrower unmarried son executed a Deed of Gift releasing all rights title and interest over a year ago to his co-buying/co-borrowing unmarried Mother. Mother is unable to modify the loan because Bank of America won't accept the Gift Deed. They require a Quit Claim Deed. In Virginia the Gift Deed conveys all the son's interest to the mother but this type of Deed does not trigger recording taxes. A Quit Claim Deed is more expensive to record and does trigger recording taxes. What is behind Bank of America's fixation on Quit Claim Deeds?