Maryland Warranty Deed

The Maryland Warranty Deed (Individual Grantor) is a fill-in-the-blank general warranty deed prepared for use when one person conveys Maryland real property in an individual capacity. The form recites a single grantor, carries one signature line and one notarial acknowledgment certificate, and states the express covenant that the grantor will warrant generally the property hereby granted, the strongest warranty posture Maryland law defines.

A covenant that answers for the whole chain of title

Maryland deeds carry no implied warranty. Real Property Section 2-115 provides that a covenant or warranty is not implied in a deed, so the warranty posture of a Maryland conveyance comes entirely from the covenant words the instrument actually states. Section 2-105 gives the general covenant its meaning: a covenant that the grantor will warrant generally the property hereby granted has the same effect as a promise to warrant the property forever to the grantee against every lawful claim and demand of any person, reaching title matters that arose before the grantor ever owned the land. That reach is what separates the general covenant from the special warranty defined in Section 2-106, which answers only for claims arising by, through, or under the grantor. This deed, sometimes searched as a Maryland general warranty deed form, states the Section 2-105 covenant in full, alongside the grant language the statutory fee simple deed form in Section 4-202 supplies.

One grantor, one signature

The form recites exactly one individual record owner as grantor. One signature line and one acknowledgment certificate complete execution, and the certificate of preparation required by Real Property Section 3-104(f) appears on the form itself, with a blank for the certifying person's capacity as a party named in the instrument or as, or under the supervision of, an attorney admitted to the Maryland Bar. Maryland abolished dower and curtesy and recognizes no community property, so a spouse who is not a record owner has no statutory signing role on a conveyance of property titled in one name alone, and the form carries no joinder line. A sole owner selling to a buyer, an unmarried owner making a transfer for stated consideration, and a divorced owner conveying property held in that owner's own name all present the single-grantor pattern this deed recites. The form is not set up as a two-owner instrument; title held by two persons, including spouses as tenants by the entirety, presents a pattern with different signature architecture.

Grantees, consideration, and the details the clerk reads

The grantee section accepts one or more grantees, and where two or more are named, a co-ownership designation follows the names; Maryland vests a tenancy in common by default unless the deed expressly creates a joint tenancy, and spouses taking together are presumed to take as tenants by the entirety. The consideration section states the amount in words and figures, the figure from which the recording counter computes recordation tax and any state and county transfer taxes. The property section collects the county or Baltimore City, the election district, the legal description copied from the vesting deed, the street address, and the tax account or SDAT identification number that supports indexing.

Recording in the Maryland land records

Maryland deeds are recorded with the clerk of the circuit court where the property is located, and the form is engineered to the format statute, Real Property Section 3-104: a 3 inch top margin on the first page reserved for the clerk, 1 inch side margins on every page, and black type on white paper above the statutory minimum size. A nonconforming instrument can draw three times the normal recording charge, and under the amendment effective October 1, 2025, the clerk may refuse it outright. A deed changing ownership travels with the State of Maryland Land Instrument Intake Sheet, a separate supplemental form the clerk records immediately after the deed. The guide included with the package walks through each blank, the intake sheet, the taxes and their exemptions, and county wrinkles such as the election district reference on Prince George's County deeds and the backer endorsement in Talbot County.

The download delivers three pieces: this warranty deed as a fillable PDF, a completed example showing every section filled in for a fictional Howard County transfer, and a plain-language guide to completing, signing, and recording the deed. The materials are informational and are not legal advice.