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Warranty Deed Template – Free Download 2026

Download a professional warranty deed template. Customizable for all 50 states, available in PDF and DOCX formats. Attorney-verified and ready to use.

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When Do You Need a Warranty Deed?

You are selling residential or commercial property and the buyer requires a general warranty deed that guarantees clear title with full protection through all six covenants of title. This is the most common deed type used in standard real estate closings across the United States.

A title company or closing attorney has requested a warranty deed to complete the transfer of ownership and the document must include the legal description, assessor parcel number, and proper grantor and grantee identification before recording.

You are transferring property as part of a sale and need to guarantee to the buyer that the property is free of liens, encumbrances, and competing claims through the covenant against encumbrances and covenant of quiet enjoyment.

Your lender requires a warranty deed as a condition of financing because it provides the highest level of title protection available, ensuring the buyer receives marketable title that supports deed of trust or mortgage security.

You need to convey property with limited guarantees and want to use a special warranty deed that only warrants title against defects arising during the grantor's period of ownership rather than the entire chain of title.

An estate, trust, or corporate entity is transferring real property and the recipient or buyer requires the strongest deed form available with covenants that run with the land to protect future successors and assigns.

What Should a Warranty Deed Include?

Grantor and Grantee Identification

Include the full legal names of the grantor (seller/transferor) and grantee (buyer/recipient), their marital status, mailing addresses, and the manner in which the grantee will hold title (sole ownership, joint tenancy, tenancy in common, or community property).

Consideration and Conveyance Language

State the consideration paid (purchase price or "for good and valuable consideration") and include the granting clause with operative words such as "grant, bargain, sell, and convey" that establish the grantor's intent to transfer the property with warranty covenants.

Legal Description of Property

Provide the complete legal description from a title report or prior deed, including the lot and block number, subdivision name, metes and bounds description if applicable, and the assessor parcel number. The street address alone is not sufficient for a valid deed.

Six Covenants of Title

A general warranty deed includes the covenant of seisin (grantor owns the property), covenant of right to convey, covenant against encumbrances, covenant of quiet enjoyment, covenant of warranty, and covenant of further assurance. These covenants protect the grantee against all title defects.

Exceptions and Reservations

List any exceptions to the warranty, such as existing easements, recorded restrictions, mineral rights reservations, or title insurance schedule B exceptions. These carve-outs limit the scope of the grantor's warranty obligations.

Notarization and Recording Information

Include a notary acknowledgment block compliant with your state's requirements. The deed must be notarized before it can be recorded with the county recorder. Recording provides constructive notice of the transfer to all third parties.

Signature Blocks and Witness Lines

Provide signature lines for all grantors. Some states require one or two witnesses in addition to notarization. If the grantor is a corporation or LLC, the signer must have authority to execute the deed on behalf of the entity.

Signature Requirements

E-Signature with Notarization

Warranty deeds are valid with electronic signatures under the ESIGN Act and UETA. However, notarization is universally required for recording with the county recorder's office. Some states including Florida, South Carolina, and Georgia require two witnesses in addition to notarization.

Notarization Required

How to Fill Out a Warranty Deed

1

Enter Grantor and Grantee Information

Fill in the full legal name of each grantor and grantee exactly as it appears on their identification or existing title records. Include marital status and the vesting type for the grantee (joint tenancy, tenancy in common, or community property).

2

Insert the Legal Description

Copy the legal description directly from the most recent deed or title report. Verify the assessor parcel number matches county records. Do not paraphrase or abbreviate the legal description, as errors can create title defects.

3

Select General or Special Warranty

Choose whether the deed provides a general warranty (covering the entire chain of title) or a special warranty deed (covering only the grantor's period of ownership). Standard residential sales typically use the general warranty form.

4

Add Exceptions and Reservations

Review the title commitment or preliminary title report and list any exceptions to the warranty, including easements, CC&Rs, and recorded liens that will survive the transfer. Omitting known exceptions exposes the grantor to breach of warranty claims.

5

Execute Before a Notary

All grantors must sign the deed in the presence of a notary public. Some states also require witnesses. The notary verifies the signer's identity and completes the acknowledgment certificate attached to the deed.

6

Record with the County Recorder

Submit the executed deed to the county recorder in the county where the property is located. Pay the recording fee and any applicable transfer taxes. Recording establishes the grantee's priority of title against subsequent claims.

Warranty Deed Requirements by State

Warranty Deed laws and requirements differ across states. Key variations include specific language requirements, notarization mandates, witness requirements, filing deadlines, and enforceability standards. Our templates incorporate state-specific provisions when you select your jurisdiction.

For the most comprehensive state-specific version, use our AI generator which automatically applies your state's legal requirements.

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Free Template vs Custom Warranty Deed

FeatureFree TemplateCustom (AI or Attorney)
Basic warranty deed structure
General and special warranty formats
State-specific covenant languageAll 50 states supported-
Custom legal description formatting-
Attorney review and customization-
Digital download (PDF/Word)

Warranty Deed Template FAQ

What is a warranty deed?
A warranty deed is a legal document used to transfer real property ownership from a grantor to a grantee with the highest level of title protection. The grantor guarantees that they hold clear title to the property and have the legal right to convey it. The deed includes the six covenants of title that protect the grantee against any defects in the title, whether they originated during the grantor's ownership or earlier in the chain of title. Warranty deeds are the most commonly used deed type in standard residential real estate transactions.
What is the difference between a warranty deed and a quitclaim deed?
A warranty deed provides the grantee with full title guarantees through the six covenants, meaning the grantor can be held legally liable if a title defect is later discovered. A quitclaim deed provides zero warranties and simply transfers whatever interest the grantor may or may not have in the property. Warranty deeds are standard in arms-length sales between unrelated parties, while quitclaim deeds are typically used for transfers between family members, divorce transfers, or correcting title defects where the parties already know the state of title.
Does a warranty deed need to be notarized?
Yes, every state requires a warranty deed to be notarized before it can be recorded with the county recorder. The notary public verifies the identity of the grantor and confirms that the deed was signed voluntarily. Some states, including Florida and South Carolina, also require witnesses in addition to notarization. An unnotarized deed may still transfer title between the parties in some jurisdictions, but it cannot be recorded and therefore does not provide constructive notice to third parties.
What are the covenants in a warranty deed?
A general warranty deed contains the six covenants of title: the covenant of seisin (the grantor actually owns the property), the covenant of right to convey (the grantor has authority to transfer), the covenant against encumbrances (no undisclosed liens or encumbrances), the covenant of quiet enjoyment (the grantee will not be disturbed by superior claims), the covenant of warranty (the grantor will defend title against claims), and the covenant of further assurance (the grantor will execute additional documents if needed). These covenants collectively provide the strongest title protection available.
Who signs a warranty deed?
The grantor (the person transferring the property) must sign the warranty deed. The grantee generally does not need to sign the deed, although some states require the grantee to sign an acceptance. If the grantor is married, both spouses may need to sign to release homestead rights or community property interests depending on state law. When the grantor is a corporation, LLC, or trust, the authorized representative signs on behalf of the entity and should include their title.
What is a special warranty deed?
A special warranty deed provides limited title guarantees compared to a general warranty deed. The grantor only warrants that no title defects arose during their period of ownership and does not guarantee against defects that existed before they acquired the property. Special warranty deeds are commonly used by banks selling foreclosed properties (REO), corporate transfers, commercial real estate transactions, and estate sales. Buyers who receive a special warranty deed should strongly consider purchasing title insurance to protect against pre-existing defects.
How much does a warranty deed cost?
The cost of a warranty deed varies by state and method of preparation. Filing fees with the county recorder typically range from $10 to $100 depending on the county and number of pages. Transfer taxes vary significantly by state and locality, with some states charging a percentage of the sale price and others charging a flat fee. Using our template is free, while attorney-drafted warranty deeds through our service provide state-specific compliance and professional review at competitive rates.
Can a warranty deed be revoked?
Once a warranty deed has been delivered to the grantee and accepted, it generally cannot be unilaterally revoked by the grantor. The transfer of title is complete upon delivery and acceptance. To reverse the transfer, the grantee would need to execute a new deed conveying the property back to the original grantor. A warranty deed can potentially be voided by a court if it was obtained through fraud, duress, undue influence, or if the grantor lacked legal capacity at the time of execution. Recording the deed with the county recorder provides additional protection against revocation claims.

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Attorney-Verified Document: All Legal Tank templates are drafted and reviewed by licensed attorneys to ensure legal accuracy and compliance with current state and federal laws. While our templates meet professional legal standards, individual circumstances vary. We recommend consulting with a licensed attorney in your jurisdiction for complex or high-stakes legal matters. Legal Tank is not a law firm and use of our platform does not create an attorney-client relationship.

Reviewed by licensed attorneys · Editorial policy · Last updated March 2026

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