Miami-dade County Warranty Deed (Corporation Grantor) Form

When a corporation conveys Florida real property with a full warranty, two statutes do the heavy lifting: Section 689.02, Florida Statutes, which has prescribed the warranty deed form since 1891, and Section 692.01, which governs how a corporation signs. This Florida Warranty Deed (Corporation Grantor) is built around both, pairing the statutory covenant language with an execution page arranged for a corporate officer rather than a natural person.

Full common-law covenants from a statutory form

Section 689.03 provides that a conveyance made substantially in the statutory form is held to be a warranty deed with full common-law covenants, binding the grantor and the grantor's heirs as if the covenants were written out. The deed keeps the statutory covenant sentence verbatim: the grantor fully warrants the title to said land and will defend it against the lawful claims of all persons whomsoever. That promise reaches the whole chain of title, which is what separates this instrument from a special warranty deed, whose covenants stop at claims arising by, through, or under the grantor, and from a quitclaim deed under Section 689.025, which conveys the grantor's interest with no covenants at all. The form also carries the parcel identification number blank that Section 689.02(2) calls for, alongside the legal description it never replaces.

How a Florida corporation executes a deed

Section 689.01 requires two subscribing witnesses for a conveyance of a freehold estate, and it states that corporations may execute conveyances under that section or under Sections 692.01 and 692.02. Section 692.01 permits execution under the corporate seal, signed in the corporation's name by its president, a vice president, or the chief executive officer, with no recorded board resolution; an instrument so executed is valid, absent fraud, whether or not the board authorized the signing officer. The form covers both paths: an officer signature block with a title line and corporate seal notation, plus two witness blocks carrying the printed names and post office addresses that Section 695.26 has made recording data for witnesses since January 1, 2024. The acknowledgment follows the statutory corporate short form of Section 695.25(2), indicating physical presence or online notarization and reciting that the officer acted on behalf of the corporation.

Documentary stamps and the clerk of court

Deeds transferring Florida real property carry documentary stamp tax under Section 201.02: 70 cents per 100 dollars of consideration in every county except Miami-Dade, which applies 60 cents plus a 45 cent surtax on documents not conveying only a single-family residence. Consideration includes mortgages the property remains subject to, whether or not assumed, and the tax is collected when the deed is recorded. The deed is recorded with the clerk of the circuit court in the county where the property is located, and the first page reserves the blank 3 inch by 3 inch space at the top right that Section 695.26 sets aside for the clerk, with the prepared-by and return blocks placed below the recording space where Florida county practice looks for them.

The download includes the deed as a fillable PDF behind a removable instructions page, a completed example worked through an Orange County fact pattern from corporate grantor to notary seal, and a guide that walks each numbered section, the two execution statutes, and the recording steps. The materials describe Florida law in general terms and are not legal advice.