Forsyth County Special Warranty Deed Form
Last validated August 5, 2026 by our Forms Development Team
Forsyth County Special Warranty Deed Form
Fill in the blank form formatted to comply with all recording and content requirements.

Forsyth County Special Warranty Deed Guide
Line by line guide explaining every blank on the form.

Forsyth County Completed Example of the Special Warranty Deed Document
Example of a properly completed form for reference.
All 3 documents above included • One-time purchase • No recurring fees
Immediate Download • Secure Checkout
Additional Georgia and Forsyth County documents included at no extra charge:
Where to Record Your Documents
Clerk of Courts
Cumming , Georgia 30040
Hours: 8:30 to 4:00 M-F
Phone: (770) 781-2120
Recording Tips for Forsyth County:
- Bring your driver's license or state-issued photo ID
- Bring extra funds - fees can vary by document type and page count
- Recorded documents become public record - avoid including SSNs
- Recording fees may differ from what's posted online - verify current rates
- Ask about their eRecording option for future transactions
Cities and Jurisdictions in Forsyth County
Properties in any of these areas use Forsyth County forms:
- Cumming
Hours, fees, requirements, and more for Forsyth County
How do I get my forms?
Forms are available for immediate download after payment. The Forsyth 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 Forsyth County?
Yes. Our form blanks are guaranteed to meet or exceed the applicable formatting requirements used for recording in Forsyth 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 Forsyth 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 Forsyth County?
Recording fees in Forsyth County vary. Contact the recorder's office at (770) 781-2120 for current fees.
Questions answered? Let's get started!
A special warranty deed (limited warranty deed) in Georgia must conform to statutory regulations for conveyances of real estate.
The Georgia Statutes do not provide a form for a special warranty deed. If a deed is sufficient in itself, according to the Georgia Statutes, to make known the transaction between the parties, it will be valid. A deed should be properly labeled as to the type of transaction (i.e. "Special Warranty Deed"). A special warranty deed includes a covenant from the grantor to defend the title against only the claims and demands of the grantor and those claiming or to claim by, through, or under the grantor. There are no implied warranties of title in any deed in this state ( 44-5-61).
A special warranty deed in Georgia must be signed by the grantor and attested or acknowledged as required by law ( 44-2-14). A deed executed in a state other than Georgia can be attested or acknowledged before any of the officers listed in 44-2-21. Special warranty deeds executed out-of-state must also be attested by two witnesses, one of whom may be the officers taking acknowledgments (44-2-21). A special warranty deed executed in Georgia can be attested by a judge of a court of record, including a judge of a municipal court, or by a magistrate, a notary public, or a clerk or deputy clerk of a superior court. With the exception of notaries public and judges of courts of record, such officers may only attest such instruments only in the county in which they respectively hold their offices ( 44-2-15). A special warranty deed executed in Georgia must also have two witnesses. The special warranty deed must be accompanied by a completed real estate transfer tax form when it is submitted to the clerk of the superior court for recording.
Every deed conveying lands in this state should be recorded in the office of the clerk of the superior court of the county where the real property is located. A special warranty deed can be recorded at any time, but a prior unrecorded deed will lose its priority over a subsequent recorded deed from the same vendor when the purchaser takes such deed without notice of the existence of the prior deed ( 44-2-1). This is known as a race-notice recording act. Special warranty deeds that are required by law to be recorded in the office of the clerk of the superior court and which are against the interests of third parties who have acquired a transfer or lien binding the same property and who are acting in good faith and without notice will take effect only from the time they are filed for record in the clerk's office in the county where the property is located ( 44-2-2b).
(Georgia Special Warranty Deed Package includes form, guidelines, and completed example)
Important: Your property must be located in Forsyth County to use these forms. Documents should be recorded at the office below.
This Special Warranty Deed meets all recording requirements specific to Forsyth County.
Our Promise
The documents you receive here are guaranteed to meet or exceed the applicable Forsyth 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 Forsyth County Special Warranty Deed 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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April 15th, 2020
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December 29th, 2018
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