Free Warranty Deed Form

A warranty deed is a legal document used to transfer ownership of real property from a seller to a buyer. The seller (the grantor) promises the buyer (the grantee) that they have the right to transfer the property and that the title has no undisclosed liens or ownership claims.

A warranty deed does not “prove” ownership by itself. Instead, it gives the grantee legal recourse if the grantor’s promises about the title are false. For example, even with an affidavit of title, unknown title defects can still exist.

Recording the deed is usually recommended. Filing it with the local recorder’s office creates public notice of the transfer and helps protect the grantee against later competing claims.

Tip: A deed is the document that transfers ownership. “Title” is the legal concept of ownership itself.

Warranty deeds come in two common forms: general and special (also called limited). The difference is how far back the grantor’s promises reach.

General Warranty Deed

A general warranty deed offers the most protection to the grantee. It warrants the title against defects across the property’s history, including issues that could have existed before the grantor owned it. This is often used in standard arm’s-length real estate sales.

Special Warranty Deed

A special warranty deed limits the grantor’s promises to the period when the grantor owned the property. It can be useful when the grantor wants to avoid responsibility for older title problems that may have occurred before their ownership.

Filling out a warranty deed carefully helps the transfer go smoothly and reduces title disputes later. Document Genius walks you through each field so your deed matches your state’s format and signing rules.

Step 1 – Specify the Type of Warranty Deed

Choose whether you need a general warranty deed or a special warranty deed. Pick a general warranty deed for broader protection, or a special warranty deed if you only want the warranty to cover the grantor’s ownership period.

Step 2 – Name the Grantor

Enter the grantor’s legal name and a mailing address for notices. If the grantor is a business or trust, list the legal entity name exactly as it appears in formation or trust documents.

Step 3 – Identify the Grantee

List the grantee’s legal name and mailing address. If the grantee is more than one person, confirm how ownership will be held (for example, joint ownership) and record each owner’s share when required.

Step 4 – Describe the Property

Provide the property’s legal description and (if available) the street address. Legal descriptions are commonly written using one of these methods:

• metes and bounds
• lot and block
• rectangular survey system

You can often find the legal description on a prior deed, title documents, or county property records.

Step 5 – Note Exceptions to Encumbrances

If there are known exceptions, list them clearly so the grantee understands what rights or interests remain in place. Common examples include:

• Easement: someone other than the grantee has the right to use part of the property.
• Life estate: someone keeps certain rights in the property for their lifetime.
• Mineral rights: another party keeps rights to oil, gas, or minerals under the land.

Warranty deeds often reflect a set of traditional promises (sometimes called covenants). For background, see an overview of deed covenants from the University of Maine: deed types and covenants.

Step 6 – Declare the Amount Paid and Tax Information

Enter the purchase price (if any). If the transfer is a gift, some deeds still list a nominal amount. Also include transfer tax details when your state or county requires them. Some states impose transfer taxes and others do not, and exemptions may apply. For a high-level reference, see this state transfer tax chart.

Add the parcel number if available so the recorder can match the deed to county tax records.

Step 7 – Sign the Document

Have the grantor sign the deed and follow your state and county requirements. Some jurisdictions require notarization, witnesses, or both. While the grantee’s signature is not required in many states, it may still be used in some workflows.