Highlands County Warranty Deed (LLC Grantor) Form

When the grantor line of a Florida deed names a limited liability company, the signing mechanics change and the warranty does not. This form prepares that deed: a Florida or out-of-state LLC conveying Florida real property to the grantee with the full title covenants of Sections 689.02 and 689.03, Florida Statutes.

A Statutory Covenant, Given by a Company

Florida's statutory warranty deed conveys with the words "has granted, bargained and sold" and promises that the grantor "does hereby fully warrant the title to said land, and will defend the same against the lawful claims of all persons whomsoever." Section 689.03 gives a deed substantially in that form the effect of a warranty deed with full common-law covenants, and those covenants reach the whole chain of title, including matters that arose before the company took ownership. That reach is what separates this deed from narrower instruments: a special warranty deed limits its covenant to claims arising by, through, or under the company, and a quitclaim deed passes the company's interest with no covenant at all.

Who Signs for the Company, and What the Record Shows

A company signs through people. The deed carries one signature block for an authorized person, with printed name, title, and company name beneath the signature, and its notary certificate is Florida's statutory short form for a limited liability company, acknowledged on the company's behalf by physical presence or online notarization. Chapter 605, the Florida Revised Limited Liability Company Act, supplies the authority behind that signature: under Section 605.04074, a member of a member-managed company or a manager of a manager-managed company may sign and deliver an instrument transferring the company's real property unless a recorded statement of authority limits that person, and the instrument is conclusive in favor of a buyer who gives value without knowledge of a lack of authority. A statement of authority filed under Section 605.0302 and recorded by certified copy in the county records is conclusive in favor of a person who gives value in reliance on it, and it is canceled by operation of law five years after the statement, or its most recent amendment, became effective.

Two Witnesses and the 2024 Address Detail

Section 689.01 requires a conveyance of a freehold estate to be signed in the presence of two subscribing witnesses, and the statute's seal-based execution alternative names corporations only, so an LLC deed keeps the witnesses. Since January 1, 2024, Florida recording law also calls for each witness's printed name beneath the signature and each witness's post-office address on the instrument, a change made by the 2023 real property fraud act. The form carries dedicated witness blocks with both entries, so the completed deed arrives at the counter with the data the clerk checks for.

Recording with the Clerk of Court

The first page reserves the 3 inch by 3 inch space at the top right that Section 695.26 gives the Clerk of Court, carries the preparer and return blocks at the top of the first page, and includes the parcel identification number blank that Section 689.02(2) builds into the statutory form. Documentary stamp tax falls due at recording: 70 cents per 100 dollars of consideration in every county except Miami-Dade, which has its own rate and surtax, and consideration includes any mortgage on the property whether or not the grantee assumes it.

The package includes the blank deed as a fillable PDF, a completed example for a realistic Orange County transaction, and a plain-language guide that walks through every numbered section, the witness and notary requirements, and the recording and tax steps. The materials are informational and are not legal advice.