Electronic signatures are generally enforceable under the ESIGN Act (15 U.S.C. ch. 96) and UETA where adopted, but counties and notarization rules vary; confirm county acceptance and remote notarization capabilities before relying on electronic execution.

Who must appear before the notary?

All grantors who execute the deed must sign in the notary's presence unless the county allows alternative notarization; entity signers must present evidence of authority such as resolutions or powers of attorney.

What if a deed is recorded with an error?

Minor clerical errors may be corrected with an affidavit of scrivener's error or corrective deed; material errors often require a reformation or corrective deed and possibly re-recording to clear title.

How do I record an electronic deed?

Use an approved eRecording vendor or submit the paper original per county rules. Check the county recorder for required cover sheets, transfer tax forms, and file format specifications.

Is a witness required in Pennsylvania?

Pennsylvania generally requires a notary acknowledgement for deeds; witness requirements are uncommon for deeds in the state but verify county practice where necessary.

What documents should accompany the deed?

Provide the correct transfer tax return, any required cover sheets, proof of identity for notarization, and lender payoff statements if applicable to ensure smooth recording.

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Pennsylvania Deed Forms

Pennsylvania Deed Forms

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PENNSYLVANIA SPECIAL WARRANTY DEED
[Individual to a Corporation with a Reserved Life Estate]

Control Number:

I. TIPS ON COMPLETING THE FORMS

The form(s) in this packet may contain “form fields” created using Microsoft Word or Adobe Acrobat (“.pdf” format). “Form fields” facilitate completion of the forms using your computer. They do not limit your ability to print the form “in blank” and complete with a typewriter or by hand.

It is also helpful to be able to see the location of the form fields. Go to the View menu, click on Toolbars, and then select Forms. This will open the Forms toolbar. Look for the button on the Forms toolbar that resembles a shaded letter “a”. Click this button and the form fields will be visible.

By clicking on the appropriate form field, you will be able to enter the needed information. In some instances, the form field and the line will disappear after information is entered. In other cases, it will not. The form was created to function in this manner.

II. DISCLAIMER

These materials were developed by U.S. Legal Forms, Inc. based upon statutes and forms for the state of Pennsylvania. All information and Forms are subject to this Disclaimer:

All forms in this package are provided without any warranty, express or implied, as to their legal effect and completeness. Please use at your own risk. If you have a serious legal problem, we suggest that you consult an attorney in your state. U.S. Legal Forms, Inc. does not provide legal advice. The products offered by U.S. Legal Forms (USLF) are not a substitute for the advice of an attorney.

THESE MATERIALS ARE PROVIDED “AS IS” WITHOUT ANY EXPRESS OR IMPLIED WARRANTY OF ANY KIND INCLUDING WARRANTIES OF MERCHANTABILITY, NONINFRINGEMENT OF INTELLECTUAL PROPERTY, OR FITNESS FOR ANY PARTICULAR PURPOSE. IN NO EVENT SHALL U.S. LEGAL FORMS, INC. OR ITS AGENTS OR OFFICERS BE LIABLE FOR ANY DAMAGES WHATSOEVER (INCLUDING WITHOUT LIMITATION DAMAGES FOR LOSS OF PROFITS, BUSINESS INTERRUPTION, LOSS OF INFORMATION) ARISING OUT OF THE USE OF OR INABILITY TO USE THE MATERIALS, EVEN IF U.S. LEGAL FORMS, INC. HAS BEEN ADVISED OF THE POSSIBILITY OF SUCH DAMAGES.

SPECIAL WARRANTY DEED

[Individual to a Corporation with a Reserved Life Estate]

Prepared by:

Return to:

Parcel #:

SPECIAL WARRANTY DEED

[Individual to a Corporation with a Reserved Life Estate]

KNOW ALL MEN BY THESE PRESENTS THAT:

FOR VALUABLE CONSIDERATION OF TEN DOLLARS ($10.00), and other good and valuable consideration, cash in hand paid, the receipt and sufficiency of which is hereby acknowledged, , an individual, hereinafter referred to as “Grantor”, does hereby grant, bargain, sell, convey, and warrant unto , a corporation, hereinafter “Grantee”, the following lands and property, together with all improvements located thereon, lying in the County of , State of Pennsylvania, to-wit:

See Legal Description Attached as Exhibit A incorporated by reference as though set forth in full

Legal Description:

Prior Instrument Reference: Document No. (10 Digit): / Book Page of the public records of the Recorder of County, PA.

Address of property:

SUBJECT TO all easements, rights-of-way, protective covenants and mineral reservations of record, if any.

FURTHER SUBJECT TO a life estate reserved to .

TO HAVE AND TO HOLD same unto Grantee, and unto Grantee’s successors and assigns forever, with all appurtenances thereunto belonging.

GRANTOR does for Grantor and Grantors’ heirs, personal representatives, executors and assigns forever hereby covenant with GRANTEE that Grantor is lawfully seized in fee simple of said premises; that the premises are free from all encumbrances, unless otherwise noted above; that Grantor has a good right to sell and convey the same as aforesaid; AND SAID Grantor will only warrant and forever defend the right and title to the above described property unto the said Grantee against the claims of those persons claiming by, through or under Grantor, but not otherwise.

WITNESS Grantor’s hand this the day of , 20.

Signature of Grantor

Print Name

STATE OF , COUNTY OF )

Signed and sworn (or affirmed) to before me on by .

NOTARY SEAL

Signature of Notary Public

Printed Name of Notary

Commission Expiration Date

CERTIFICATION OF GRANTEE’S ADDRESS:

I hereby certify under penalty of perjury that the above information is true and accurate.

Date:

Signature

Rank/Position

EXHIBIT A

Grantor:

Grantee:

Legal Description:

What Pennsylvania Deed Forms Cover

Pennsylvania Deed Forms are standard legal documents used to transfer ownership interests in real property within Pennsylvania. They record the grantor, grantee, legal description of the parcel, consideration, and any covenants or exceptions. Common variants include warranty deeds, quitclaim deeds, and special-purpose conveyances; all require a notary acknowledgement for recording. Electronic execution and submission may be possible where county eRecording and notarization rules permit, subject to the federal ESIGN Act (15 U.S.C. ch. 96) and state UETA adoption for intrastate electronic records.

Why Accurate Deed Forms Matter

A correctly completed deed establishes clear title, supports enforceable transfers, and ensures the deed can be accepted for recording. Proper formatting reduces rejection risk at the recorder's office and helps preserve buyer and lender protections.

Who Handles Pennsylvania Deed Forms

Several parties typically prepare, review, or sign deeds; responsibilities vary by transaction and role.

Real estate attorneys and title agents who draft deeds, verify legal descriptions, and coordinate recording.
Buyers and sellers who provide grantor/grantee details, sign the deed, and confirm consideration.
Lenders and closing agents who require specific mortgage or lien language and a recordable acknowledged deed.

Each participant should confirm local recording rules and any lender-specific language before final signatures.

Who Can Sign and How Authority Is Documented

Grantor / Owner

The current titleholder or co-owner signs to convey interest. If signing for an entity, attach corporate resolution or notarized power of attorney demonstrating authority.

Authorized Representative

Trustees, corporate officers, or attorneys-in-fact sign when properly authorized. Provide trust records, board minutes, or a durable power of attorney to show signing authority.

Stepwise Process to Complete a Pennsylvania Deed

Follow these sequential steps to prepare a recordable deed and limit post-closing issues.

01

Prepare Draft: Assemble parties, legal description, and consideration.
02

Verify Title: Confirm vesting and liens via title search.
03

Execute with Notary: Sign before a notary and obtain acknowledgment.
04

Record Document: Submit to county recorder with transfer tax forms.

Where to File or Send a Pennsylvania Deed

Deeds are recorded at the county level; choose the correct county recorder or prothonotary office based on property location.

County Recorder: Primary destination for recording and indexing deeds.
E-Recording Service: Many counties accept eRecording via approved vendors.
Mail or In-Person: Physical copies accepted with required checks and forms.
Title Company: Title agents frequently handle submission and post-recording delivery.

How to Configure an Electronic Deed Workflow

Set up the digital workflow with signer roles, authentication, and a record-ready PDF output.

Field	Configuration
Authentication	Email + SMS code \| ID verification
Signature Order	Sequential \| Grantor then grantee then notary
File Format	PDF/A \| Flattened for recording
Recording Copy	Separate unsigned PDF \| Cover sheet included

Technical Considerations for eSigning and eRecording

Confirm platform support for record-ready PDFs, notarization workflows, and county eRecording formats before executing deeds electronically.

File Types: PDF, PDF/A, Word DOCX
Integrations: Salesforce | NetSuite | Google Workspace
Access Controls: Role-based access and MFA

Ensure the platform you use supports tamper-evident audit trails, strong signer authentication, and exports that meet your county recorder's submission requirements.

Consequences and Risks from Improper Deeds

Recording Rejection: County returns or rejects submissions

Title Defect: Clouded title or adverse claims

Transfer Tax Liability: Unpaid taxes or penalties assessed

Fraud Allegations: Potential civil or criminal exposure

Delayed Ownership: Lender funding or closing delays

Financial Exposure: Liability for misstatements or omissions

Common Preparation Errors to Avoid

Incorrect or incomplete legal descriptions are the most frequent cause of recording rejection and downstream title problems.
Using informal or abbreviated grantor/grantee names can trigger title mismatches and require corrective instruments.
Omitting the notary acknowledgement, signing without a notary present, or failing to date signatures will usually void recordability.
Not including required transfer tax declarations or county cover sheets delays recording and may incur penalties.

Essential Data Points Required on a Deed

Grantor Name: Full legal name

Grantee Name: Full legal name

Legal Description: Exact recorded description

Consideration: Dollar amount or stated value

Recording County: County where property sits

Acknowledgement: Signed by notary

Anatomy of a Professional Pennsylvania Deed

A well-drafted deed includes several standard clauses and supporting elements to ensure enforceability and recordability.

Granting Clause

Explicit language conveying the interest transferred, identifying the grantor and grantee, and stating the nature of the estate conveyed for clarity and legal effect.

Legal Description

A precise metes-and-bounds or recorded plan citation that uniquely identifies the parcel to avoid ambiguity and ensure the recorder indexes correctly.

Habendum Clause

Defines the extent of ownership granted (for example, fee simple) and clarifies rights conveyed to the grantee beyond the granting clause.

Exceptions and Reservations

Lists easements, covenants, and rights reserved by the grantor so the grantee takes subject to these recorded encumbrances.

Consideration Recital

States the purchase price or consideration, which supports the validity of the conveyance and can affect transfer tax calculations.

Notary Acknowledgement

Formal notarial block with signature, seal, and jurisdictional language required for recording in county offices.

Timing Considerations for Deed Execution and Filing

Observe key timing steps to protect priorities, comply with transfer tax rules, and avoid post-closing title issues.

Effective Date:

Date of transfer for tax and priority purposes

Recording Recommendation:

Record promptly; delays risk intervening liens

Transfer Tax Filing:

File at recording as required by county

Notary Execution Date:

Date on which signatures are acknowledged

Deliver Recorded Copy:

Provide grantee and lender post-recording

eSignature Vendor Pricing and Capability Snapshot

Compare common eSignature vendors for executing deeds digitally; signNow appears first per vendor ordering requirements and includes core features needed for many deed workflows.

	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 by vendor	Varies by vendor	Varies by vendor	Varies by vendor
Bulk Send	Yes	Yes	Yes	Yes	No
Audit Trail	Yes	Yes	Yes	Yes	Yes
HIPAA Compliant	Yes	Yes	Yes	No	No

Frequently Asked Questions About Pennsylvania Deed Forms

Answers to common questions about eSigning, notarization, corrections, and recording for Pennsylvania deed transactions.

Need help? Contact support

Can I e-sign a deed?
Electronic signatures are generally enforceable under the ESIGN Act (15 U.S.C. ch. 96) and UETA where adopted, but counties and notarization rules vary; confirm county acceptance and remote notarization capabilities before relying on electronic execution.
Who must appear before the notary?
All grantors who execute the deed must sign in the notary's presence unless the county allows alternative notarization; entity signers must present evidence of authority such as resolutions or powers of attorney.
What if a deed is recorded with an error?
Minor clerical errors may be corrected with an affidavit of scrivener's error or corrective deed; material errors often require a reformation or corrective deed and possibly re-recording to clear title.
How do I record an electronic deed?
Use an approved eRecording vendor or submit the paper original per county rules. Check the county recorder for required cover sheets, transfer tax forms, and file format specifications.
Is a witness required in Pennsylvania?
Pennsylvania generally requires a notary acknowledgement for deeds; witness requirements are uncommon for deeds in the state but verify county practice where necessary.
What documents should accompany the deed?
Provide the correct transfer tax return, any required cover sheets, proof of identity for notarization, and lender payoff statements if applicable to ensure smooth recording.

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