Saint James Parish Quitclaim Deed (LLC Grantor) Form

Louisiana carves immovable property out of the everyday authority a limited liability company hands the person who runs it. Revised Statutes 12:1317 makes a member or manager a mandatary of the company for matters in the ordinary course of its business other than the alienation, lease, or encumbrance of its immovables. This Louisiana quitclaim deed is built around that gap: one company transfers whatever right, title, and interest it holds in a described immovable, with no warranty, and the act states who approved the transfer and who signs for the company.

The one transaction a manager's default mandate leaves out

Section 12:1317 withholds immovable transactions from the mandatary power it otherwise gives the person running the company. Section 12:1318(B)(5) then supplies the default approval from the members' side: unless the articles of organization or a written operating agreement provide otherwise, a majority vote of the members approves the alienation, lease, or encumbrance of any immovables of the company. A transfer reaching all or substantially all of the company's assets answers to a second approval under Section 12:1318(B)(2).

Section 2 carries the authority into the conveyance record

The form gives that story its own numbered section, with four declarations of the company: whether management is reserved to the members or vested in one or more managers, the approval of this alienation with its date and manner, the name and capacity of the person signing, and the evidence of authority with its registry data where that evidence has been recorded. Section 12:1317(C), with Section 12:1305(C)(5), is the provision under which an outsider relies on such a certificate. That certificate, consent, or extract of minutes is a separate document, recorded on its own and not part of this package.

What this configuration recites

The act names one company as grantor, one grantee, and one signature for the company. Because the record owner is an entity, the two-spouse concurrence question that Civil Code article 2347 raises for community immovables never arises, and no marital status declaration sits on the grantor side. A company releasing a disputed strip to an adjoining owner, and a company conveying a lot to a member as a distribution in kind, present the single-company pattern this deed recites. Section 1 asks for the state under whose laws the company is organized, so a company formed elsewhere fits the party section as readily as a Louisiana one.

A company acts, and a person appears before the notary

Section 11 states that the signer acts solely for the company and takes on no personal obligation, tracking the liability rule of Revised Statutes 12:1320. Two witness lines serve execution as an authentic act before a notary and two witnesses under Civil Code article 1833, and the alternative path is an act under private signature acknowledged afterward under article 1836. The certificates repay a close look. Revised Statutes 35:511 prints three acknowledgment forms, and its corporate form speaks of a president, a corporate seal, and a board of directors, while Revised Statutes 12:1301(10) says a limited liability company is not to be deemed or referred to as a corporation or joint stock association. That statute also permits the forms in use in this state, and the certificates here follow its caption pattern, with room for the signer's capacity in the appearer blank.

Warranty excluded, price released

Civil Code article 2503 implies a warranty against eviction in every sale and lets the parties limit or exclude it, though exclusion by itself leaves the transferor owing the price back after an eviction. The act excludes the warranty as far as the article allows, prints in capitals the one liability no agreement reaches, an eviction occasioned by the transferor's own act, and places the grantee's peril-and-risk declaration and express release of the price above the accepting signature.

Searched as an LLC quitclaim deed, a quit claim deed from a company, or a business entity deed without warranty, the instrument speaks Louisiana's civil law and its entity law at once. Filing with the clerk of court of the parish where the immovable lies carries the transfer to third persons, and six recorded pages place the act in the second fee tier of Revised Statutes 13:844 before parish charges. The purchase delivers the blank deed as a fillable PDF, a completed example on an Ouachita Parish fact pattern, and a plain language guide covering every numbered section, the entity authority statutes, execution, and parish recording. The materials are informational and are not legal advice.