Miami-dade County Special Warranty Deed (LLC Grantor) Form

Last validated July 16, 2026 by our Forms Development Team

Miami-dade County Special Warranty Deed (LLC Grantor) Form

Miami-dade County Special Warranty Deed (LLC Grantor) Form

Fill in the blank Special Warranty Deed (LLC Grantor) form formatted to comply with all Florida recording and content requirements.

Document Last Validated 7/16/2026
Miami-dade County Special Warranty Deed (LLC Grantor) Guide

Miami-dade County Special Warranty Deed (LLC Grantor) Guide

Line by line guide explaining every blank on the Special Warranty Deed (LLC Grantor) form.

Document Last Validated 7/16/2026
Miami-dade County Completed Example of the Special Warranty Deed (LLC Grantor) Document

Miami-dade County Completed Example of the Special Warranty Deed (LLC Grantor) Document

Example of a properly completed Florida Special Warranty Deed (LLC Grantor) document for reference.

Document Last Validated 7/16/2026

All 3 documents above included • One-time purchase • No recurring fees

Immediate Download • Secure Checkout

Important: Your property must be located in Miami-dade County to use these forms. Documents should be recorded at the office below.

Where to Record Your Documents

Clerk of the Courts: County Recorder

Address:
Courthouse East Bldg - 22 NW First St, 1st floor
Miami, Florida 33128

Hours: 9:00am - 4:00pm M-F

Phone: (305) 275-1155 Press 6

Mailing Address: County Recorder

Address:
PO Box 011711, Flagler Station
Miami, Florida 33101

Hours:

Phone: N/A

Recording Tips for Miami-dade County:
  • White-out or correction fluid may cause rejection
  • Avoid the last business day of the month when possible
  • Leave recording info boxes blank - the office fills these
  • Bring multiple forms of payment in case one isn't accepted

Cities and Jurisdictions in Miami-dade County

Properties in any of these areas use Miami-dade County forms:

  • Hialeah
  • Homestead
  • Key Biscayne
  • Miami
  • Miami Beach
  • North Miami Beach
  • Ochopee
  • Opa Locka

View Complete Recorder Office Guide

Hours, fees, requirements, and more for Miami-dade County

How do I get my forms?

Forms are available for immediate download after payment. The Miami-dade 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 Miami-dade County?

Yes. Our form blanks are guaranteed to meet or exceed the applicable formatting requirements used for recording in Miami-dade 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 Miami-dade 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 Miami-dade County?

Recording fees in Miami-dade County vary. Contact the recorder's office at (305) 275-1155 Press 6 for current fees.

Questions answered? Let's get started!

When a Florida limited liability company sells real estate, the deed at closing is often a special warranty deed: a conveyance carrying a real covenant of title, but one measured by the company's own period of ownership. The company covenants to defend the title against claims arising by, through, or under it, and against no others; matters that entered the record before the LLC acquired the property stay outside the covenant.

A covenant with a start date

Florida writes no statutory form for this deed. Section 689.02, Florida Statutes, prescribes a statutory warranty deed, and section 689.03 attaches the full common-law covenants to a conveyance substantially in that form, a warranty reaching the whole chain of title. The statutory quitclaim deed of section 689.025 sits at the other end, conveying whatever interest exists with no covenants. The special warranty deed lives between them and exists only through its express language. This form states the limited covenant in exact terms and states that the full covenants of section 689.03 do not attach, so the deed reads the way a Florida title examiner expects.

Built around an entity signature

A company that held a property for a few years can stand behind its own tenure; it has less basis for warranting what an owner three transfers back did. That match between covenant and record is why special warranty deeds appear throughout Florida commercial sales, investor and builder closings, and bank-owned transfers. The company signs by a member, manager, officer, or agent, a capacity recital states that the signer makes no personal covenant, and the notary block is the Florida statutory short-form acknowledgment for a limited liability company under section 695.25(3), with the physical presence or online notarization alternatives current law requires. Under section 605.04074(3), a member of a member-managed company or a manager of a manager-managed company may sign an instrument transferring the company's real property interest unless a recorded certified statement of authority limits that authority.

Ready for the recording counter

Florida deeds are signed before two subscribing witnesses along with the notary, and since January 1, 2024, section 695.26 requires each witness's printed name immediately beneath the signature and a post-office address for each witness. The form carries both witness blocks with those lines, printed-name and address lines for the company's signer, a preparer block naming a natural person, the grantee's name and post-office address, a parcel identification number line, and a first page that keeps the statutory 3 inch by 3 inch top-right space blank for the clerk. Documentary stamp tax under Chapter 201 is computed on the consideration and collected when the clerk of the circuit court records the deed; the guide walks through the statewide rate and the Miami-Dade surtax structure.

What comes in the package

The download includes the blank deed as a fillable PDF, a completed example showing an Orange County transfer from a Florida LLC filled in through the notary block, and a plain-language guide treating every section of the form, the witness and acknowledgment formalities, the signing-authority rules of Chapter 605, and the recording steps. The materials describe Florida law in general terms and are not legal advice; a Florida attorney can address how these rules operate in a specific transaction.

Important: Your property must be located in Miami-dade County to use these forms. Documents should be recorded at the office below.

This Special Warranty Deed (LLC Grantor) meets all recording requirements specific to Miami-dade County.

Our Promise

The documents you receive here are guaranteed to meet or exceed the applicable Miami-dade 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 Miami-dade County Special Warranty Deed (LLC Grantor) 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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February 28th, 2024

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February 7th, 2020

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May 17th, 2019

I ordered a Transfer of Deed on Death document. It was easy to fill in, came with a useful guide and was customized to my county/state. It got the job done and was well worth the money!

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Sara M.

March 30th, 2022

Love these docs, and so does the recorder's office. Recording always goes so smooth, no issues ever. THANKS!!!

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Keith R.

October 11th, 2021

Great! Love the platform. Very helpful!!

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Christopher B.

January 13th, 2021

Process went smoothly and will use for my next recording. Only area for improvement would be to provide the ability for the user to delete and replace uploaded documents.

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Chad R.

January 31st, 2020

a refreshing web based legal form site Thanks I will recommend to friend

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Molly S.

November 13th, 2020

I used deeds.com to record a deed because the recording office closed due to Covid 19. It was easy to sign up and upload the documents I needed recorded and within 24 hours possibly even less, the deeds were recorded. I am very happy with the service and the $15 fee was affordable and worth every penny to get it done so quickly.

Reply from Staff

We appreciate your business and value your feedback. Thank you. Have a wonderful day!

Don R.

January 26th, 2022

From Pennsylvania here. Documents are great and easy to fill out however you are lacking a couple of things. You only provide the option for a Grant Deed when you purchase by your county which is Mercer County for me. Why not give the ability to get a Warranty Deed that better protects the Grantee? Also, being from Pennsylvania and in a county that mined Buituminous Coal we are required to include the Coal Severance Notice and Bituminous Mine Subsidence and Land Conservation Act Notice. You can check the box on your Deed form that they are required and attached but you do not provide the verbiage or form for this. You state that you know what each county requires and include everything required but you do not include these two required Notices. This has been a requirement for years and the wording never changes. I had to look for these Notices and hand type this information and include it on another seperate page after the Notary section on the Deed. The Grantor has to sign the Coal Severance Notice and be witnessed by a Notary so I had to add another place for the Notary and will have to pay twice for witnessed signatures when it could have been included in your document. My Deed from 2003 was done that way and then the Notary statement after that so it was only one notarized witness of signature.

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Timothy S.

June 12th, 2021

The Quit Claim form was submitted, accepted, and processed by Davidson County with no hiccups. Recommended service!

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Thank you!

Allan A.

June 5th, 2020

Excellent service, communication and done in a timely fashion. Worth the cost for the convenience and safety

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Thank you!

David O.

March 5th, 2024

I had overwhelming emotions taking my deceased wife's name off my condo, so it took me a year to steel myself to submit the form. I filed in Multnomah county, OR which also requires a cover sheet documented here: https://www.multco.us/recording/recording-requirements But, I'm totally happy with the service and quality from Deeds.com getting me what I needed to get this done.

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Howard T.

February 26th, 2019

Easy to use and it is very user friendly.

Reply from Staff

Thank you!

Paul S.

October 23rd, 2020

Directions were good. It was an easy process. Thank You.

Reply from Staff

We appreciate your business and value your feedback. Thank you. Have a wonderful day!

Nancy A.

June 23rd, 2021

First time user and I was pleasantly surprised how quick and easy it was to get my Deed recorded. And the fee was not outrageous.

Reply from Staff

We appreciate your business and value your feedback. Thank you. Have a wonderful day!