Warranty Deed Template, Free Download 2026
By the Legal Tank editorial team
Related drafting service: clearing a cloud on title in court
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Opening of the warranty deed you download, exactly as generated
RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO:
Name: ____________________________
Address: ____________________________
This instrument prepared by: ____________________________ (name), ____________________________ (post-office address)
[Mail tax statements to: ____________________________ (name and address), if the recording county requires it]
Assessor's Parcel Number / Tax Parcel ID: _______________
[Transfer tax: _______________ (amount, or the exemption claimed), if the state or county requires it to be stated on the instrument]
*(Space above this line reserved for the recorder's use.)*
*Recording requirements are set by state law and by each county recorder: check the recorder's office for the required margins, the blank space reserved at the top of the first page, the lines that must appear on the instrument, and any cover sheet or transfer-tax form. Florida, for example, requires the name and post-office address of the person who prepared the instrument, the printed name and post-office address of each person who signed it and of each witness, and a 3-inch by 3-inch blank space at the top right-hand corner of the first page (Florida Statutes Section 695.26(1)).*
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When Do You Need a Warranty Deed Template PDF?
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 template 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. If the transfer involves a trust, you may also need a living trust amendment template to update the trust provisions.
What to Include in a General Warranty Deed Form
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.
Legal Details: Key Clauses in a Warranty Deed
Grantor and Grantee
This General Warranty Deed (the "Deed") is made by [____________], [an individual / a [type of entity] organized under the laws of the State of [____________]], whose address is [____________] (the "Grantor"), to [____________], whose address is [____________] (the "Grantee").
If there is more than one Grantee, the Grantees take title as [tenants in common / joint tenants with right of survivorship / tenants by the entirety / community property / community property with right of survivorship]. [NOTE TO PREPARER: tenancy by the entirety is available only to spouses (and in some states civil-union or domestic partners) and only in states that recognize it; community property forms are available only in community property states. Delete this note before signing.]
Property Description
The real property conveyed by this Deed is located in the County of [____________], State of [____________], and is described as follows: [INSERT FULL LEGAL DESCRIPTION, copied exactly from the current deed of record] (the "Property"). The Property is commonly known as [____________], Parcel Number [____________]. If the street address or parcel number differs from the legal description, the legal description controls.
The conveyance includes all buildings, improvements, and fixtures on the Property and all easements, hereditaments, and appurtenances belonging to it.
Conveyance
For and in consideration of [$__________ / other valuable consideration], the receipt and sufficiency of which are acknowledged, Grantor grants, bargains, sells, and conveys to Grantee, and to Grantee's heirs, successors, and assigns forever, the Property, subject only to the Permitted Exceptions stated below.
Permitted Exceptions
This conveyance and the covenants below are subject only to: (a) real property taxes and assessments for the current year that are not yet due and payable; (b) easements, covenants, conditions, and restrictions of record [listed in Title Commitment No. ____________ issued by ____________]; and (c) [any other matters to be excepted: ____________] (the "Permitted Exceptions").
Covenants of Title
Grantor, for Grantor and Grantor's heirs, personal representatives, successors, and assigns, covenants with Grantee and Grantee's heirs, successors, and assigns: (a) that Grantor is lawfully seized of the Property in fee simple (covenant of seisin); (b) that Grantor has good right and lawful authority to convey it (covenant of right to convey); (c) that the Property is free of all liens and encumbrances except the Permitted Exceptions (covenant against encumbrances); (d) that Grantee shall quietly enjoy the Property without lawful disturbance (covenant of quiet enjoyment); and (e) that Grantor will execute any further documents reasonably necessary to perfect Grantee's title (covenant of further assurances).
Grantor WARRANTS AND WILL FOREVER DEFEND the title to the Property against the lawful claims of all persons whomsoever, subject only to the Permitted Exceptions.
[NOTE TO PREPARER: some states give these covenants by statute when the deed uses particular words (for example, "convey and warrant" or "grant, bargain, and sell"), and some prescribe a statutory form of warranty deed. Check the law of the state where the Property is located. Any mortgage or lien that is not a Permitted Exception must be paid and released at or before closing, or the covenant against encumbrances is breached on delivery. Delete this note before signing.]
Marital Status and Spousal Joinder
Grantor is [unmarried / married to ____________]. The Property [is / is not] the homestead of Grantor or of Grantor's spouse. [If Grantor is married: ____________, the spouse of Grantor, joins in this Deed by signing below, to convey and release to Grantee any homestead, dower, curtesy, community property, elective share, or other marital interest the spouse may have in the Property.] [NOTE TO PREPARER: some states require the signature of the grantor's spouse to convey homestead or community property even when the spouse is not on title, and a deed missing a required joinder may be void or voidable. Check the law of the state where the Property is located; the spouse signs in the SPOUSE OF GRANTOR block below. Delete this note before signing.]
Execution and Delivery
Grantor signs this Deed on the date written below and delivers it to Grantee with the intent that it take effect as a present conveyance. If Grantor is an entity, the individual signing for Grantor represents that he or she is authorized to sign and deliver this Deed on its behalf. This Deed is governed by the law of the State in which the Property is located.
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.
Related Real Estate Templates
A warranty deed is often used alongside other real estate documents. Depending on your situation, you may also need:
How to Fill Out a Special Warranty Deed Template
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).
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.
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 deed form. Our printable warranty deed template covers both formats.
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.
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.
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.
Free Warranty Deed Form vs an Attorney Draft
| Feature | Free Template | Custom (Professionally Drafted) |
|---|---|---|
| Free warranty deed form with basic structure | ||
| General and special warranty deed formats | ||
| State-specific covenant languageAll 50 states supported | - | |
| Custom legal description formatting | - | |
| Attorney review and customization | - | |
| Printable warranty deed template download (PDF/Word) |
Key Facts to Check in a Printable Warranty Deed Template
Warranty deed provides highest level of title protection through six covenants.
General warranty deed covers entire chain of title while special warranty covers only grantor period.
Warranty deed must be notarized and recorded with county recorder to be effective.
Covenant of seisin guarantees grantor legally owns the property being conveyed.
Covenant against encumbrances warrants property is free of liens and easements.
Key Legal Terms in a Warranty Deed
When a Free Template Is Not Enough
Free templates cover standard situations, but a professionally drafted warranty deed accounts for state-specific requirements, unusual circumstances, and enforceability considerations that generic forms miss. If your situation involves significant assets, complex terms, or potential disputes, request a professionally drafted warranty deed with a custom quote based on your situation.
Warranty Deed Template FAQ
What is a warranty deed?
What is the difference between a warranty deed and a quitclaim deed?
Does a warranty deed need to be notarized?
What are the covenants in a warranty deed?
Who signs a warranty deed?
What is a special warranty deed?
How much does a warranty deed cost?
Can a warranty deed be revoked?
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