Twin Falls County Quitclaim Deed (LLC Grantor) Form

A limited liability company signs nothing by itself. A person signs for it, and a title examiner reading an Idaho deed of company land wants to know who, and under what authority. This quitclaim deed is arranged around that question: the Grantor is a limited liability company, one authorized individual signs, Section 7 collects the management structure and the authority relied on, and the certificate follows the representative capacity short form of Idaho Code Section 51-116(2).

Membership alone is no longer authority in Idaho

Idaho changed the default. Under the repealed Idaho Limited Liability Company Act, every member was an agent of the company, and a member's signature in the company name bound it in the ordinary course. The Idaho Uniform Limited Liability Company Act reversed that: Idaho Code Section 30-25-301 provides that a member is not an agent of a limited liability company solely by reason of being a member. Authority traces instead to the operating agreement and to Idaho Code Section 30-25-407, which makes a company member managed unless the operating agreement provides otherwise and requires the consent of all members for an act outside the ordinary course of the company's activities and affairs.

The statement of authority runs both directions

Idaho Code Section 30-25-302 lets a company file a statement of authority with the secretary of state stating the authority, or the limits on it, of a position or a named person to execute an instrument transferring real property held in the company name. An effective grant is conclusive in favor of a person who gives value in reliance on it without knowledge to the contrary. A limitation is stronger still: under Section 30-25-302(g), all persons are deemed to know of a limitation on the authority to transfer real property contained in an effective statement, read or not. That filing goes to the secretary of state rather than the county recorder, and it is prepared separately and not included in this package.

A certificate that names the capacity and the company

Idaho supplies a short form for exactly this signature. After the acknowledgment date, Idaho Code Section 51-116(2) prints the name of the individual acknowledging, then the type of authority such as officer or trustee, then the party on behalf of whom the record was executed, and the certificate's two ruled lines hold that content. The declaration of authority is built into the notarial act: under Idaho Code Section 51-102(1) a representative capacity acknowledgment is a declaration that the individual signed with proper authority and as the act of the entity named in the record.

What the company grantor configuration carries

The form recites one Grantor limited liability company by name and state of organization, one Grantee entry holding the complete mailing address Idaho Code Section 55-601 requires on the face of a conveyance, one signature block printing the company name above the signature line with a capacity blank below it, and one certificate. Its operative sentence releases what the company holds and nothing further: the deed remises, releases, and forever quitclaims, keeps grant out of its operative language, and restrains by name each covenant Idaho Code Section 55-612 would otherwise read into a conveyance, so this quitclaim deed, also spelled quit claim deed and often searched as an LLC deed, makes no promise about the condition of the title. A company winding up and releasing a parcel to its members, and a parcel moving between two companies under common ownership in a restructuring, present the pattern this deed recites. Idaho's marital joinder rules in Sections 32-912 and 55-1007 reach real estate held by spouses, so no spousal signature line appears; two companies conveying together, and an individual owner conveying, follow different signing patterns.

Recording in the property county

The acknowledged deed goes to the recorder of the county where the land sits, at the statutory fifteen dollars for a conveyance of thirty pages or fewer. No transfer tax and no companion declaration follow it, because Idaho Code Section 63-307A bars the taxing of real estate transfers at every level of Idaho government. Priority follows recording under Idaho's race notice statutes, and page one leaves the top three inches clear for the recorder's stamp or label.

Three files arrive together: the fillable deed, a completed example running a Bannock County conveyance through every entry, and a guide to the sections, the certificate, and recording. The materials are informational only and are not legal advice; an Idaho attorney can address a specific parcel or company.