Saint Johns County Quitclaim Deed (LLC Grantor) Form

When Florida real estate sits in the name of a limited liability company, moving it out again, to a member taking a distribution, to a related entity in a reorganization, or to a buyer who has bargained for exactly what the company holds, is a company act. This quitclaim deed performs that act in the form Florida law prescribes: the company, as first party, remises, releases, and quitclaims to the grantee all the right, title, interest, claim, and demand it has in the described land, without covenant or warranty of title.

Whatever the company holds, and no more

A quitclaim deed makes no promise about the state of the title. If the company holds fee simple title, that is what passes; a partial interest passes as a partial interest; and liens, mortgages, and other encumbrances continue against the property in the grantee's hands. That candor is the instrument's point: it moves an interest between parties who already know the title's history, which is why it appears so often in transfers between a company and its own members or between related entities. Florida adds a wrinkle few states share: under Section 695.01(2), Florida Statutes, grantees by quitclaim deed are deemed bona fide purchasers without notice within the recording act.

The statutory form, adopted in 2023

Florida wrote the quitclaim deed into statute in 2023, when chapter 2023-238, Laws of Florida, created Section 689.025. The section prescribes the deed's substantial form, requires a legibly printed legal description, and requires a blank for the property appraiser's parcel identification number. This form carries the statutory narrative, from the executed-this-date opening through the operative remise, release, and quitclaim clause, and adds the recitals a company deed needs: the state of formation, and a statement that the person signing executes in a representative capacity and not individually.

Signing in the company's name

The deed is signed by an authorized member, manager, officer, or agent, with printed name and title beneath the signature. Authority comes from chapter 605, the Florida Revised Limited Liability Company Act, and the company's operating agreement: Section 605.04074 makes a member of a member-managed company, or a manager of a manager-managed company, an agent who may sign and deliver an instrument transferring the company's real property unless a recorded certified statement of authority limits that power, and a recorded statement of authority under Section 605.0302 can make a grant of authority conclusive in favor of a person who gives value in reliance on it. Florida's execution formalities apply in full: two subscribing witnesses under Section 689.01, each with a printed name and post office address on the deed as Section 695.26 has required since January 2024, and the statutory limited liability company acknowledgment of Section 695.25(3), completed by the notary with the physical presence or online notarization indication and followed by a reserved area for the notary's rubber stamp seal.

At the recording counter

The deed is recorded with the clerk of the circuit court of the county where the property is located, its first page keeping clear the 3 inch by 3 inch top right space the clerk's recording information occupies. Documentary stamp tax falls due at recording, computed on consideration as Section 201.02 defines it, which includes an outstanding mortgage balance even when no money changes hands; the guide walks through the rates, including Miami-Dade's separate structure.

The package includes the fillable deed, a completed example documenting a realistic Orange County transfer from a Florida company to an individual grantee, and a plain language guide covering every blank, the chapter 605 authority rules, and the recording steps. The materials are informational and are not legal advice; a Florida attorney can apply these statutes to a particular company and title.