Miami-dade County Life Estate Special Warranty Deed Form

A Florida life estate special warranty deed moves the future ownership of a property to the grantee today while the grantor keeps the right to live on and use it for life. The remainder passes when the deed is delivered, not at death, and the title promise that travels with it is a special warranty: the grantor stands behind the title against claims arising by, through, or under the grantor, and against no others. This form prepares that deed for Florida real property, with one or two grantors conveying to one or two grantees.

A present conveyance with a reserved life estate

The operative section conveys the property to the grantee in fee simple forever, reserving to the grantor a life estate for the grantor's life and, where two people convey, for the lives of both and the life of the survivor. When the life estate ends, the grantee holds the property outright without a probate proceeding, because the remainder was already vested by the recorded deed. Under Florida Statutes Section 689.01 the deed is signed before two subscribing witnesses as to each grantor.

The life estate this deed reserves is an ordinary one. The deed states that the reserved estate carries no retained power to sell, mortgage, or otherwise dispose of the remainder, which separates it from the enhanced life estate arrangement commonly called a lady bird deed. From the day of delivery, decisions about the fee simple involve the holders of the remainder.

A warranty that stops at the grantor's own ownership

Florida prescribes a statutory warranty deed form in Section 689.02 and, through Section 689.03, attaches full common-law covenants to a deed substantially in that form. No statute prescribes a special warranty deed, so the covenant is drafted expressly: the grantor will warrant and defend the title against the lawful claims of all persons claiming by, through, or under the grantor, and the deed states in the same section that it is not made in the Section 689.02 form. Defects traceable to earlier owners sit outside that covenant: the grantor vouches for his or her own period of ownership, not for the whole chain of title.

Who the deed names, and who signs

This is the base configuration of the deed type. The grantor and grantee sections are free-form blocks: each receives the names of one or two natural persons with their marital status wording, and the grantee block also receives any co-ownership designation Florida recognizes between two grantees under Section 689.15, such as a joint tenancy with right of survivorship. Nothing about marital status, existing ownership, or the form of co-ownership is preprinted. The deed carries two grantor signature blocks headed GRANTOR and SECOND GRANTOR, two subscribing witness blocks for each grantor signature, and a separate acknowledgment certificate for each grantor, so two grantors may acknowledge on different dates or before different notaries; a single grantor leaves the second block and its certificate blank. Parents conveying a remainder in the family home to adult children while keeping the right to live there, and a sole owner passing a remainder to one relative, both present the pattern this deed recites. The form is not set up as a conveyance by an entity, a trustee, or an attorney-in-fact, or for three or more owners on either side. Where the property is a married grantor's homestead, Article X, Section 4(c) of the Florida Constitution calls for the spouse's joinder; two spouses who both sign satisfy it within the form.

Built for the Florida clerk's counter

The deed carries the data Section 695.26 requires before a Florida clerk records an instrument: post-office addresses for grantors, grantees, and witnesses, the natural person who prepared the deed, and a printed name beneath every signature. The top three inches of the first page stay blank for the clerk, and the certificates follow the Section 695.25 short form with a reserved area for the notary's seal. Documentary stamp tax under Section 201.02 is computed on the consideration, including any mortgage balance, and the Department of Revenue lists a life estate deed among the deeds the tax reaches.

The package includes the fillable form, a completed example filled in for a Pinellas County fact pattern, and the guide that walks through every numbered section, the witness and notary requirements, and the recording and tax points. This description and the guide describe the form and the governing statutes in general terms; they are not legal advice.