Bristol Bay Borough Special Warranty Deed (LLC Grantor) Form

When an Alaska limited liability company sells or distributes real property, the company itself is the grantor: title stands in the company's name, and one member or manager signs the deed in the company's name. This Alaska Special Warranty Deed is built for exactly that pattern, an LLC grantor conveying Alaska real estate with a title warranty limited to the company's own period of ownership.

A warranty limited to the grantor's own time

Alaska supplies statutory wording for a full warranty deed and for a quitclaim, but no statute supplies a special warranty form, and AS 34.15.080 provides that no covenant is implied in a conveyance of real estate. A limited warranty therefore exists in Alaska only where the deed spells it out. This form carries that express covenant: the company agrees to warrant and defend the title against the lawful claims of all persons claiming by, through, or under the company, and against no other claims or demands. The result, often searched as a special warranty deed or limited warranty deed, covers the period the company held title while leaving older matters in the chain to the records: entity sellers commonly convey on these terms, and buyers pair the deed with a title search or title insurance for the earlier history.

A company that signs in its own name

Under AS 10.50.350(b), an Alaska LLC acquires, holds, and conveys real property in the name of the company, and AS 10.50.355 states who signs the instrument of transfer: a member in a member-managed company, and a manager where the articles or operating agreement place management in a manager, in which case membership alone carries no authority to transfer company property. The form recites this structure throughout. Section 1 identifies the company with its state of organization and mailing address, Section 8 states that the company acts by and through the undersigned member or manager under AS 10.50.355, and the signature block carries the company name, a By line for the signer, and printed name, title, and date entries that identify the signer for the record.

Execution is a single-signer affair: one acknowledgment certificate serves the one member or manager, following the pattern of Alaska's statutory short form for limited liability company acknowledgments in AS 09.63.100, with venue lines that reflect Alaska's judicial districts and accept a county for a signer appearing before a notary in another state. A company selling an investment parcel, a builder conveying a completed home out of the entity, and a family LLC distributing a property to a member present the pattern this deed recites. The form is set up for one company grantor and one signing member or manager; a deed by individual owners, or by individuals joining a company in the granting clause, presents a different signing pattern than the one this form carries.

Recording in Alaska's district system

Alaska records deeds through a statewide system of 34 recording districts administered by the Department of Natural Resources Recorder's Office, not through county recorders, and the deed identifies the recording district where the property sits, as AS 40.17.030 requires. The form reserves the top two inches of the first page for recording information, keeps one-inch margins and 10 point type under 11 AAC 06.040, and carries the return-address and party-address entries the recording statutes call for. Fees are statewide, $20 for the first page and $5 for each additional page, and Alaska imposes no transfer tax and requires no transfer declaration, so the deed and its fee are the complete recording package. Once recorded in the proper district, the deed gives constructive notice under AS 40.17.080.

What the package contains

The package contains the blank deed as a fillable PDF, completed on screen or printed and completed by hand; a completed example showing the entire document filled in for a realistic Anchorage Recording District fact pattern, from the company grantor entry through the notarized LLC acknowledgment; and a plain language guide that walks through every numbered section, the member-or-manager signing rules, and the recording steps. The materials are informational and are not legal advice.