Franklin County Quitclaim Deed (LLC Grantor) Form

The signature on this deed answers to a public filing. General Laws Chapter 156C, Section 66 makes an instrument executed in the name of a limited liability company binding on the company, in favor of anyone relying on it in good faith, when the person who signed is identified on the certificate of organization as a manager or as a person authorized to execute, acknowledge, deliver and record instruments affecting real property. This fillable Massachusetts quitclaim deed is drawn for that signature: one company as grantor, one individual signing for it, and the limited covenants Chapter 183 calls quitclaim covenants.

Who signs for the company, and where the authority is read

Section 2 of the form is the entity half of the instrument, collecting the signer's name, the capacity held in the company, and the authority relied on. Section 66 measures that signature against the Commonwealth's own record rather than the company's internal papers: it binds the company notwithstanding inconsistent provisions of the operating agreement, side agreements, by-laws, resolutions or votes. Chapter 156C, Section 12(a)(8) is where the naming happens, letting a certificate of organization name the persons authorized to execute and record instruments affecting real property, and Section 48(9) carries the same item into a foreign company's application for registration. Where the signer is not a named person, Section 67 lets someone who is certify to that person's authority; such a certification is a separate recorded paper, not included here.

Covenants spoken by the company, not by the signer

Massachusetts attaches real promises to the word quitclaim. Chapter 183, Section 11 gives a deed drawn in substance on the statutory Quitclaim Deed form the force of a conveyance in fee simple with quitclaim covenants, and Section 17 fills those two words in: the premises are free from encumbrances made by the grantor, and the grantor defends the title against claims by, through or under the grantor, and against none other. Here the promises belong to the company: the operative section has the individual sign in the capacity given in Section 2 and not individually, and it excepts the mortgages and easements listed in the encumbrances block from the covenant.

No homestead line, and no spouse to join

Chapter 188, Section 1 defines an owner, for homestead purposes, as a natural person holding one of the interests it lists. A limited liability company is none of them, so no estate of homestead attaches to title standing in a company name, and Chapter 188, Section 10 has nothing to terminate. Chapter 209, Section 1 and the abolition of dower and curtesy in Chapter 190B, Section 2-112 reach individual owners too. The form carries no homestead release and no joinder line: Section 10 is one signature block followed by one certificate in the substance of the Chapter 222, Section 15 form.

The entity patterns this deed carries

The form names one company as grantor, with its state of organization, and one grantee with the residence and post office address Chapter 183, Section 6 makes a condition of acceptance at the counter. A company selling a rental it holds, a single-parcel company conveying that parcel at the end of a project, a single-member company moving its property to the member, and a company deeding out to a co-venturer at wind-up all present the pattern this deed carries. It is not set up for two entity grantors, an individual owner, a trustee, or a court-appointed fiduciary. Searches for a Massachusetts quit claim deed from an LLC, an LLC deed, or a company deed describe this configuration.

Excise stamps and the million-dollar line

Recording happens in the registry district covering the town where the land sits, at the statewide deed fee of $155, with Chapter 64D excise stamps computed on the full consideration Chapter 183, Section 6 has the deed recite: $2.28 for each $500 or fraction in most counties, $3.24 in Barnstable County. One rule reaches entity sellers with force. Chapter 62B, Section 2 and 830 CMR 62B.2.4, effective for closings on or after November 1, 2025, apply Massachusetts withholding to a sale with a gross sales price of at least $1,000,000 unless an exemption applies. The completed example runs a Bristol County Southern District pattern in Somerset at $412,500, which draws $1,881 in stamps.

The download delivers this quitclaim deed as a fillable PDF, a completed example, and a guide covering each numbered section, the certificate, and recording. The materials describe Massachusetts law in general terms and are not legal advice.