Franklin County Special Warranty Deed (Individual) Form
Last validated July 16, 2026 by our Forms Development Team
Franklin County Special Warranty Deed (Individual) Form
Fill in the blank Special Warranty Deed (Individual) form formatted to comply with all Florida recording and content requirements.

Franklin County Special Warranty Deed (Individual) Guide
Line by line guide explaining every blank on the Special Warranty Deed (Individual) form.

Franklin County Completed Example of the Special Warranty Deed (Individual) Document
Example of a properly completed Florida Special Warranty Deed (Individual) document for reference.
All 3 documents above included • One-time purchase • No recurring fees
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Additional Florida and Franklin County documents included at no extra charge:
Where to Record Your Documents
Franklin County Clerk of Court
Apalachicola, Florida 32320
Hours: 8:00 to 5:00 M-F
Phone: (850) 653-8861 Ext. 102, 109, and 104
Carrabelle Annex
Carrabelle, Florida 32322
Hours: Thursdays only 8:15 to 11:30 & 12:30 to 4:45
Phone: 850-697-3263
Recording Tips for Franklin County:
- Ensure all signatures are in blue or black ink
- Check that your notary's commission hasn't expired
- Avoid the last business day of the month when possible
Cities and Jurisdictions in Franklin County
Properties in any of these areas use Franklin County forms:
- Apalachicola
- Carrabelle
- Eastpoint
- Lanark Village
Hours, fees, requirements, and more for Franklin County
How do I get my forms?
Forms are available for immediate download after payment. The Franklin County forms will be in your account ready to download to your computer. An account is created for you during checkout if you don't have one. Forms are NOT emailed.
Are these forms guaranteed to be recordable in Franklin County?
Yes. Our form blanks are guaranteed to meet or exceed the applicable formatting requirements used for recording in Franklin County, including margin requirements, font requirements, and other layout standards. This guarantee applies to formatting, not to the legal sufficiency of information entered by the user or the suitability of a form for a particular transaction.
Can I reuse these forms?
Yes. You can reuse the forms for your personal use. For example, if you have multiple properties in Franklin County you only need to order once.
What do I need to use these forms?
The forms are PDFs that you fill out on your computer. You'll need Adobe Reader (free software that most computers already have). You do NOT enter your property information online - you download the blank forms and complete them privately on your own computer.
Are there any recurring fees?
No. This is a one-time purchase. Nothing to cancel, no memberships, no recurring fees.
How much does it cost to record in Franklin County?
Recording fees in Franklin County vary. Contact the recorder's office at (850) 653-8861 Ext. 102, 109, and 104 for current fees.
Questions answered? Let's get started!
A Florida special warranty deed conveys real property with a covenant that has a boundary. The warranty answers for the grantor's own time in the chain of title, reaching claims that arise by, through, or under the grantor and nothing older than the grantor's ownership. This form prepares that deed for one individual grantor, signing personally, with the execution and recording elements Florida law attaches to every conveyance.
A Warranty That Stops at the Grantor's Ownership
Florida's warranty spectrum runs from the statutory warranty deed, whose covenants reach the entire history of the title, to the quitclaim deed, which carries no covenant at all. The special warranty deed occupies the ground between: a present conveyance in which the grantor stands behind the title only for the grantor's own period of ownership. An easement a prior owner granted, or a defect created three transfers back, belongs to the title examination and the title insurance, not to the grantor's covenant. A lien or claim the grantor created, on the other hand, remains squarely inside the warranty unless the deed lists it as a permitted exception, which is why the form's subject-to section does real work on this instrument.
Drafted Around the Statutory Form
No Florida statute prescribes a special warranty deed. What the statutes do prescribe is the opposite pull: under sections 689.02 and 689.03, Florida Statutes, a deed substantially in the statutory form is held to be a warranty deed with full common-law covenants. This form therefore states its limited covenant expressly, in the by, through, or under language Florida title practice has used for generations, and declares that the deed is not to be construed as a statutory warranty deed, so the limitation controls.
Two Witnesses, a Statutory Certificate, and the Homestead Question
Florida execution has two layers. Section 689.01 requires the grantor to sign in the presence of two subscribing witnesses, and since January 1, 2024, each witness's printed name and post-office address belong on the instrument for recording. Section 695.03 then requires an acknowledgment, and the form reproduces the statutory short form certificate, including the checkboxes for physical presence or online notarization. Because Article X, Section 4 of the Florida Constitution lets a married owner alienate homestead only when the spouse joins, the deed carries a conditional joining spouse section, with its own witness blocks and acknowledgment, completed only when the property is a married grantor's homestead.
Recording With the Clerk
The clerk of the circuit court records the deed in the county where the property lies. The first page reserves the 3 inch by 3 inch clerk space at the top right, the preparer's name and post-office address appear as section 695.26 requires, and documentary stamp tax under section 201.02, 70 cents per $100 of consideration outside Miami-Dade County, is paid at recording. An unrecorded deed binds the parties but gives way to creditors and later purchasers without notice.
The download includes the deed as a fillable PDF, a completed example built on an Orange County fact pattern, and a plain-language guide that walks through every section, the witness and notary blocks, and the recording steps. The materials describe Florida law in general terms and are not legal advice.
Important: Your property must be located in Franklin County to use these forms. Documents should be recorded at the office below.
This Special Warranty Deed (Individual) meets all recording requirements specific to Franklin County.
Our Promise
The documents you receive here are guaranteed to meet or exceed the applicable Franklin County recording format requirements. If there is a rejection caused by our formatting, we will correct the issue or refund your payment. This guarantee applies to document formatting only and does not extend to information entered by the user, the selection of the form, or the legal effect of the completed document.
Save Time and Money
Get your Franklin County Special Warranty Deed (Individual) form done right the first time with Deeds.com Uniform Conveyancing Blanks. At Deeds.com, we understand that your time and money are valuable resources, and we don't want you to face a penalty fee or rejection imposed by a county recorder for submitting nonstandard documents. We constantly review and update our forms to meet rapidly changing state and county recording requirements for roughly 3,500 counties and local jurisdictions.
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January 27th, 2023
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June 2nd, 2021
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Jenifer L.
January 2nd, 2019
I'm an attorney. I see youve mixed up the terms "grantor" and "grantee" and their respective rights in this version. Anyone using it like this might have title troubles down the line.
Thank you for your feedback Jenifer, we have flagged the document for review.
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