Garland County Quitclaim Deed (Reserving Life Estate) Form

One recorded instrument, two estates: this Arkansas quitclaim deed hands the grantee a remainder interest that vests at delivery, and keeps for the grantor a life estate measured by the grantor's own lifetime, carrying possession and the rents and profits until that life ends. Whatever interest the grantor holds is what moves, reduced by the reservation, with nothing promised about the title.

Why the reservation has to be spelled out

Arkansas presumes the whole fee walks out the door: under Arkansas Code Annotated Section 18-12-105, every deed is construed to convey the complete estate in fee simple unless expressly limited by appropriate words. A deed meant to leave the grantor in possession for life therefore lives or dies on express limiting language, so the reservation occupies its own numbered section here and names what the grantor keeps. The ownership rule at 20 CAR Section 502-427 describes the result: a life estate interest and a remainder interest created together, the remainderman owning full title once the life estate holder dies.

The life estate belongs to the person signing

Arkansas conveyancing literature reports Rye v. Baumann, 231 Ark. 278, 329 S.W.2d 161 (1959), for a rule that governs the shape of this instrument: a reservation cannot create a life estate in a stranger to the title. The estate reserved here accordingly runs to the grantor who owns the land and signs the deed, not to a third person named in a reservation clause.

Taxes, repairs, and what waste means in this state

Keeping possession for life comes with duties Arkansas courts have already assigned. Kelley v. Acker, 228 S.W.2d 49 (Ark. 1950), puts the general taxes on the life tenant and has that tenant keep down the interest on encumbrances, and Smith v. Kappler (Ark. 1952) adds special assessments, noting that unpaid taxes can cost the life tenant and the remainder holder alike. Smith v. Smith, 241 S.W.2d 113 (Ark. 1951), treats a life tenant's failure to make the ordinary repairs that keep wind and rain out of a building as permissive waste, and lists damages and a receivership among the remainder holder's remedies while refusing forfeiture of the life tenancy, which no Arkansas statute authorizes.

One grantor, one certificate, a remainder that vests now

The form recites a single individual grantor with a marital status entry, and a grantee block whose vesting line states how the remainder is held when the grantees are more than one. Two disinterested witness blocks follow under Section 18-12-104, then one acknowledgment certificate, since the grantor is the only signer whose signature is acknowledged; the sole line the grantee signs is the statutory transfer tax certification. The conveyance section keeps clear of the phrase grant, bargain and sell, which Section 18-12-102 converts into covenants of title absent express limiting words. Patterns presenting this configuration recur in the Arkansas records: a homeplace whose remainder goes to an adult child while the parent keeps the right to live there for life, farm ground moved to the next generation with the crop rents reserved, and a rental property whose remainder is conveyed while the rents stay behind. A deed by two owners, one signed for an entity or by a trustee, and a reservation measured by someone else's life sit outside these blocks.

Stamps, identification, and the last two and one half inches

Arkansas measures its transfer tax on consideration above one hundred dollars at $3.30 per $1,000, so a remainder conveyed for a nominal sum produces nothing to pay, and Section 26-60-107 supplies the affidavit stating that no tax is due; the deed prints both Section 26-60-110 statements with a line identifying which one fits. Page one opens with the preparer statement of Section 14-15-403 and holds the top two and one half inches for the file mark, with the same reserve clear at the foot of the last page. Act 752 of 2025 has conditioned counter and mail filings since August 5, 2025 on the grantor's photo identification, which on this deed is carried by the very person who stays in possession.

Inside the download

The package holds this life estate quitclaim deed as a fillable PDF, a completed example worked through a White County conveyance of a remainder in a family home, and a plain language guide to the blanks, the execution formalities, and recording. Searches that land here include life estate deed, quit claim deed reserving a life estate, and quick claim deed keeping lifetime rights. The materials are informational and are not legal advice.