St Joseph County Quitclaim Deed (LLC Grantor) Form

An Indiana limited liability company holds real estate in its own name and cannot sign its own name. This quitclaim deed is configured for that split: the company is named as Grantor, one authorized person signs the deed for it, and the instrument states the capacity that person signs in. What reaches the grantee is the company's record interest in the parcel, carrying no warranty of title.

Who Signs for an Indiana LLC

Indiana answers the signing question in the Business Flexibility Act, and the answer turns on the articles of organization: IC 23-18-4-1 vests management in the members unless the articles provide for a manager or managers. IC 23-18-3-1.1 then makes each member an agent of a member managed company, so that an instrument executed in the company name in the usual course of its business binds the company; where the articles name managers, a member acting solely as a member is not an agent and each manager is. IC 23-18-3-2.5 gives an officer under a written operating agreement that same agent status. Section 6 collects the signer's capacity and the company record or action relied on, so the deed shows the source of authority on its face.

What the Company Passes

The operative verb is the statutory one. IC 32-21-1-15 builds Indiana's quitclaim wording on quitclaims, and IC 32-17-2-2 fixes the reach at whatever estate the signer could pass under a deed of bargain and sale. For a company grantor that measure is the parcel as the company's own chain leaves it: a mortgage the company gave, a judgment against the company, a recorded easement, or a mineral reservation all survive it. The power exercised is statutory too: IC 23-18-2-2 lists the company power to sell, convey, and otherwise dispose of its property. What the form prints is the statutory wording a search for an Indiana quit claim deed for an LLC describes.

An Acknowledgment Taken in a Representative Capacity

Indiana defines what the notarial officer takes from a signer acting for someone else. Under IC 33-42-0.5-2, where a record is signed in a representative capacity, the acknowledgment is that individual's declaration before the officer that the individual signed with proper authority and signed the record as the act of the entity identified in it. The certificate in this form carries that substance, with a by-line for the signer's name and company capacity, and it collects the county of commission that IC 33-42-9-12 makes certificate content.

One Company, One Signature Block

The form recites exactly one Grantor, a limited liability company identified by name, state of organization, and mailing address, with one signature block above the printed name line of IC 36-2-11-16(c), a title line matching Section 6, and one acknowledgment certificate. The deed states that the person signing signs for the Grantor and not individually. Record patterns presenting this configuration include a company releasing a rental parcel to a buyer, a company distributing a parcel to its member while winding up, and a transfer to a related entity. The form is not set up for record title standing in two companies, for a company and an individual holding together, for individual owners of record, or for a conveyance out of a trust. Marriage never reaches a deed like this one, because the record owner is the company: Indiana abolished dower and curtesy (IC 29-1-2-11), and the entireties presumption of IC 32-17-3-1 arises from a conveyance made to spouses.

The Filing Route a Company Deed Takes

Consideration decides the first stop. IC 6-1.1-5.5-1 treats a transfer of a real property interest for valuable consideration as a conveyance, so a company sale carries a sales disclosure form to the county assessor while a distribution made for nothing does not. The auditor's taxation endorsement under IC 36-2-11-14 comes next, the recorder takes the deed on the flat statewide charge of IC 36-2-7-10, and Indiana adds no transfer tax. Recording in the county holding the land fixes the grantee's priority under IC 32-21-4-1.

What the Download Contains

Three items arrive with the purchase: the fillable Indiana LLC quitclaim deed built to the state recording format, a completed example in which an Indiana company conveys a Crown Point lot recorded in Lake County, and a guide covering every entry, the notarial certificate, and the county filing steps. A members' consent or managers' resolution stays in the company's records and is prepared separately, outside this package. These pages describe Indiana law in general terms and are informational; they are not legal advice.