Nicollet County Quitclaim Deed (LLC Grantor) Form

A member's signature is not automatically the company's signature. Minnesota Statutes section 322C.0301 says so: a member is not an agent of a limited liability company solely by reason of being a member. The Minnesota Quitclaim Deed (LLC Grantor) is organized around that sentence. One limited liability company is named as Grantor, one authorized person signs for it, and a numbered section records where the power to sign comes from. Whatever interest the company holds in the described Minnesota real property passes to the Grantee, without warranty of title.

Where a Minnesota company's power to convey lives

Chapter 322C, the Minnesota Revised Uniform Limited Liability Company Act, keeps that answer in the operating agreement, not on the face of a deed. Section 322C.0407 makes a company member-managed unless its operating agreement expressly provides that it is manager-managed or board-managed. In a member-managed company an act outside the ordinary course takes the consent of all members; in a manager-managed company the managers decide exclusively; in a board-managed company only officers, managers, or other agents the board designates may act. Section 5 of this form takes the management structure, and Section 11 takes the signer's title.

The statement of authority, and what a recorded copy does

Minnesota also lets a company publish its signing authority. Under section 322C.0302, a company may file a statement with the Secretary of State stating the authority, or limitations on it, of a position or a named person to execute an instrument transferring real property held in the company's name. Under subdivision 6 a grant of that authority is conclusive in favor of a person who gives value in reliance on it, whether or not a certified copy is recorded in the real property records; under subdivision 7, where a certified copy carrying a limitation is recorded, all persons are deemed to know of the limitation. Section 5 takes the filing date and any recording reference; the statement itself is filed separately and is not included here.

One company, one signature, one certificate

The form recites exactly one limited liability company as Grantor, with an entry for its state of organization, and exactly one authorized signatory, whose signature block carries a printed name, date, and title held with the company. One acknowledgment certificate closes the instrument, in the representative capacity short form of section 358.66, naming the individual, the type of authority, and the party on whose behalf the instrument was executed. A company selling a rental parcel, a company deeding a parcel out to the sole member who formed it, and a company releasing a stray interest that clouds a chain of title present the single company pattern this deed recites. It is not set up for two signers acting together for one company, nor for a conveyance into a company. No spousal joinder block appears, because the marital signature rule of section 507.02 speaks to a married owner and section 322C.0104 makes a company an entity distinct from its members.

The deed tax line when a company deals with its own owners

An entity conveyance can carry the minimum deed tax rather than the percentage rate. Section 287.20, subdivision 3a, counts as a designated transfer a transfer between an entity owned by a sole owner and that sole owner, between an entity owned solely by spouses and either spouse, or between an entity and all of its co-owners where each keeps the same percentage interest. The Department of Revenue illustrates the edge with an owner who transfers property to a company in which the owner holds 75 percent, which does not qualify. A designated transfer carries $1.65 in deed tax against 0.0033 of net consideration, and section 272.115, subdivision 6, drops the electronic certificate of real estate value where the instrument indicates on its first page that the conveyance is a designated transfer, an entry Section 1 prints.

The rest of the path is the ordinary Minnesota one: section 287.241 bars recording a taxable deed that states neither the tax due nor an exemption, the county auditor enters the transfer under section 272.12, Section 9 carries the well disclosure statements of section 103I.235, and the flat $46 recorder fee applies. A search for an LLC quit claim deed reaches this same instrument. The package delivers the fillable form, a completed example built on a St. Louis County sale by a Duluth company, and a guide covering every numbered section and the chapter 322C authority provisions. The materials are informational and are not legal advice.