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Florida Deed Forms Quit Claim Warranty and Special Warranty

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QUITCLAIM BILL OF SALE

KNOW ALL MEN BY THESE PRESENTS: That of the

County of , State of Florida, hereinafter “Seller”, whether one or more, for

and in consideration of the sum of Dollars ($ )

lawful money of the United States of America, in hand paid by

,

hereinafter “Purchaser”, whether one or more, the receipt whereof is hereby acknowledged, do by these presents quitclaim unto

Purchaser, the following described personal property now located at

in the City of

, County of and State of Florida, to-wit:

Seller quitclaims all interest in the property described to Purchaser.

IN WITNESS WHEREOF, the Seller has hereunto set his/her/their hand and seal this day

of , 20

Seller(s)

Seller(s)

Witness

Print Name:

Witness

Print Name:

Acknowledgment of Individual

STATE OF FLORIDA

COUNTY OF

The foregoing instrument was acknowledged before me this

(date), by (name), who is personally

known to me or who has produced (type of identification)

as identification.

Notary Public

Printed

Name:

My Commission Expires:

Commission #:

Enter text✕
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What these Florida deed forms are and when they’re used

Florida Deed Forms Quit Claim, Warranty, and Special Warranty are standard real property instruments used to transfer ownership interests in Florida. A Quitclaim deed transfers whatever interest the grantor has without warranty of title, a General Warranty deed provides the broadest guarantee of clear title for the buyer, and a Special Warranty deed limits that guarantee to defects arising during the grantor’s period of ownership. These forms record the grantor, grantee, legal description, consideration, and execution details; they must be acknowledged before a notary and often require witness counts per Florida law to be recorded in the county clerk’s land records.

Why choosing the correct deed form matters

Selecting Quitclaim, Warranty, or Special Warranty affects post-closing liability, title insurance availability, and buyer protection. Proper form selection clarifies which party assumes risk for prior defects in title and influences recording and escrow procedures.

Why choosing the correct deed form matters

Common users and professionals involved

Each participant has a role: the grantor executes, a notary and required witnesses authenticate, and the clerk records the document in the county of the property.

  • Grantors and grantees completing transfers between family members, divorcing parties, or sellers in a sale
  • Title companies and closing agents preparing deeds for closing and recording
  • Real estate attorneys reviewing language, representing buyers or sellers during conveyancing

Who may sign and their typical roles

Grantor — Owner

The grantor is the person or entity conveying title. If a company, an authorized officer must sign using the exact corporate name; if a trust, the trustee must sign with the trustee title shown. Incorrect grantor identity or signature blocks can lead to recording rejection or title defects.

Grantee — Recipient

The grantee is the party receiving the interest; record the grantee’s full legal name and mailing address for subsequent tax and title notices. A P.O. box alone can delay tax statements or title follow-ups.

Essential fields and short data checklist

Grantor name: Full legal name
Grantee name: Full legal name
Legal description: Metes and bounds or recorded plat
Consideration: Dollar amount or nominal value
Execution date: MM/DD/YYYY required
Notary acknowledgment: Notary signature and seal

Step-by-step: how to complete and record a Florida deed

Follow these sequential steps to prepare, execute, and record a Quitclaim, Warranty, or Special Warranty deed in Florida.

  • 01
    Prepare deed: Draft using exact legal description and correct deed type
  • 02
    Review title: Obtain title commitment or confirm chain of title
  • 03
    Execute and notarize: Grantor signs before notary; include witnesses if required
  • 04
    Record with county: File with county clerk where property is located

How recording and title transfer occur in Florida

Recording a deed updates county land records and establishes public notice of the transfer; follow this typical workflow.

  • Document preparation: Deed drafted and signed by grantor
  • Authentication: Notary acknowledges signature; witnesses attached if necessary
  • County submission: Deed delivered to county clerk for recording
  • Indexing: Clerk indexes deed by grantor and grantee; title updated

Configuring a digital signing workflow for deed execution

Set up a secure, auditable workflow when e-signatures or remote notarization are used to execute a deed.

Field Configuration
Signer order Grantor first, then witness/notary where required
Authentication Email + SMS OTP or stronger KBA for identity proofing
Notary integration Enable RON session or schedule in-person notarization
Audit trail Capture timestamps, IP, and A/V recording if RON

Technical needs for eSigning and remote notarization

Ensure the chosen platform supports notarization workflows and retains records in a tamper-evident format to meet Florida recording and audit needs.

  • File formats: PDF, DOCX supported
  • Integrations: Works with Salesforce, NetSuite, Google Workspace
  • Security: TLS 1.2/1.3 and AES-256 encryption

Timelines and recording expectations

Timing varies by county. Plan for drafting, execution, notary scheduling, and county recording queues when completing a deed.

Drafting and review:

1–7 days depending on complexity

Notarization scheduling:

Same day to several days

County recording:

Same day to 2 weeks by county backlog

Title insurance issuance:

1–5 business days after recording

Property tax updates:

Next tax cycle updates after recording

Key milestones from signing to recorded title

A typical milestone sequence helps manage participant tasks and expectations during a deed transfer.

01

Prepare deed

Draft, verify legal description and consider title search results

02

Sign and notarize

Grantor signs in presence of notary and witnesses as required

03

Submit for recording

Deliver deed to county clerk with recording fee

04

Confirm indexing

Obtain recorded copy and confirm title company updates

Common mistakes to avoid when preparing Florida deeds

  • Using an incorrect legal description from an unrelated parcel
  • Mismatched grantor or grantee names versus title documents
  • Skipping required witnesses or improper notarization
  • Leaving consideration blank or using ambiguous consideration language

Consequences and risks of errors on deed forms

Recording rejection: County may refuse to record
Title defects: Clouds on title requiring corrective deed
Tax issues: Incorrect tax notice delivery
Liability exposure: Grantor may face warranty claims under general warranty deeds
Delay to closing: Closings postponed pending cure
Increased costs: Extra notary, attorney, and recording fees

Core elements a professional Florida deed should include

A correctly prepared deed contains several required and recommended elements to ensure legal effect and recordability.

Granting clause

Clear language that conveys property from grantor to grantee and specifies the deed type (Quitclaim, Special Warranty, or General Warranty).

Legal description

Exact metes-and-bounds or lot-and-block description copied from prior recorded instrument or title commitment for unambiguous identification.

Consideration statement

Expressed monetary amount or specific nonmonetary consideration; needed for tax and recording accuracy.

Execution and acknowledgment

Grantor signature, printed name, and notary acknowledgment meeting Florida statutory form requirements for recording.

Witness clause

Florida recording practice commonly includes two witnesses; include witness signature lines where required by local practice.

Return address

A mailing address for the clerk to return the recorded deed and for subsequent tax notices.

Supporting documents frequently required with a deed

Certain attachments streamline recording and post-closing administration; include them as appropriate.

Affidavit of Consideration

When transfers affect homestead status or documentary stamp tax reporting, provide sworn statements about consideration and homestead claims.

Corporate resolution

If an entity is grantor, attach corporate minutes or a resolution authorizing the conveyance to show signing authority.

Power of attorney

If an agent signs on behalf of a grantor, include the recorded POA or contemporaneous notarized POA document showing authority.

Tax forms

Include any county-required transfer tax forms, documentary stamps affidavits, or transfer declarations as required by local recording offices.

Comparing signNow and other eSignature vendors for deed workflows

Price, bulk-sending, and compliance features matter when choosing an eSignature platform for deed execution and remote notarization.

signNow DocuSign Adobe Sign PandaDoc HelloSign
Starting Price $8/user/mo $15/user/mo $14/user/mo $19/user/mo $15/user/mo
Free Trial 7-day free trial Varies Varies Varies Varies
Bulk Send Yes (Business Premium) Yes Yes Yes No
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes (BAA) Yes Yes No No
Envelope Cap No cap 100 envelopes/user/year limit Varies Varies Varies

Real-world scenarios illustrating deed form choice

Examples show why Quitclaim, Special Warranty, or General Warranty deeds are chosen in different situations.

Family transfer

A parent transfers a parcel to an adult child using a quitclaim deed to convey any interest they hold

  • This is common in non-sale, intra-family transfers
  • While faster and low-cost, title insurers may require curing matters before full coverage is issued; consider title review for encumbrances.

Market sale

A seller conveys property to a buyer in a typical real estate sale using a general warranty deed

  • Buyer receives broad title assurances from the seller
  • Title insurance is typically issued on obtaining a warranty deed, and any past title defects subject to seller liability are covered under the warranty.

Practical tips for accurate and efficient deed preparation

Adopt these practices to reduce errors, recording delays, and post-closing disputes.

Verify names and vesting
Confirm grantor and grantee legal names and vesting (tenancy in common, joint tenancy, etc.) to avoid reformation or corrective deeds.
Use exact legal descriptions
Copy the legal description from existing recorded deeds or the title commitment to avoid description mismatches.
Coordinate notary and witness timing
Schedule notarization and witness attendance together; signed but unacknowledged deeds may be rejected by recording offices.
Keep recorded copies
Obtain a stamped recorded copy from the county clerk and distribute to parties and title insurer for the closing file.

Security and compliance considerations for electronic deed processing

Encryption: TLS 1.2/1.3; AES-256 at rest
Certifications: SOC 2 Type II; ISO 27001
HIPAA: HIPAA-compliant with BAA available
21 CFR Part 11: Compliant options for regulated records
ESIGN / UETA: Meets ESIGN and UETA legal requirements
Audit logs: Comprehensive timestamp and IP audit trail

FAQs: common questions about Florida deeds and eSigning

Answers to frequent questions about form selection, notarization, recording, and electronic execution in Florida.


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