Franklin County Warranty Deed Form

One grantor block, one signature line, one acknowledgment certificate: this Idaho warranty deed is set up for a single individual owner conveying Idaho real property with full general warranty covenants. The form recites one grantor in an individual capacity, names the grantee with the complete mailing address that Idaho Code Section 55-601 places on the face of every Idaho conveyance, and performs the conveyance through the operative words grants, bargains, sells, and conveys.

A full warranty in a state with no statutory form

Idaho publishes no statutory warranty deed form, so the warranty level of an Idaho deed lives in its own language. Idaho Code Section 55-612 gives the single word grant a modest statutory meaning: it implies only two covenants, that the grantor has not already conveyed the same estate to someone else, and that the estate is free from encumbrances the grantor or someone claiming under the grantor placed on it. Those implied covenants stop at the grantor's own conduct. A general warranty deed goes further, and this form states the broader covenants expressly: that the grantor is lawfully seized in fee simple, holds the right to convey, conveys free of encumbrances other than the matters listed in the deed, and warrants and will forever defend the title against the lawful claims of all persons, reaching the whole chain of title rather than the grantor's own acts alone.

The deed's exceptions section defines the boundary of that promise. Recorded easements, subdivision restrictions, mineral reservations, and any lien remaining on the property are listed there, and the covenants operate subject to the listed matters. The completed example shows the pattern with a recorded plat easement and an outstanding deed of trust identified by instrument number.

One grantor, one signature, one certificate

The signature section carries a single line, and the notary block carries one acknowledgment certificate built on Idaho's statutory short form under Idaho Code Section 51-116, with the operative sentence this record was acknowledged before me. Idaho requires no witnesses on a deed; the notarial acknowledgment under Section 55-805 is what qualifies the deed for recording. A sole owner selling to a buyer, an unmarried owner deeding to a relative, and an owner who took title alone and now conveys that interest present the single grantor pattern this deed recites.

Idaho is a community property state, and marriage changes the execution picture: Idaho Code Section 32-912 describes both spouses joining to convey community real estate, and Section 55-1007 describes spousal consent when a married person's homestead is conveyed or encumbered. Conveyances under those statutes present a two signature configuration; this form recites exactly one grantor and carries no second signature line or second certificate. The guide describes the statutes so the configuration on the vesting documents can be compared with the configuration this deed carries.

Recording in Idaho: a flat fee and no transfer tax

The signed and notarized deed goes to the county recorder of the county where the property is located. Idaho Code Section 31-3205 sets the recording fee for a deed of thirty pages or fewer at fifteen dollars, and Idaho collects no real estate transfer tax and takes no consideration declaration; Idaho Code Section 63-307A states the policy against such a tax and bars counties from imposing one. Idaho's recording act is race notice, so an unrecorded deed is void against a later good faith purchaser for value who records first, which is why a deed ordinarily travels to the recorder promptly after signing. The form reserves the top three inches of page one for recording information, a space that contains every stamp and label box the checked Idaho county recorder pages publish, and its pages sit well inside the statutory 8.5 by 14 inch maximum.

The package delivers three pieces: the blank warranty deed as a fillable PDF, a completed example showing the entire document filled in for a realistic Ada County fact pattern, and a plain language guide that walks through every numbered section, the grantee vesting options Idaho law recognizes, the signing and notarization rules, and the recording process. The materials are informational and are not legal advice.