Winston County Quitclaim Deed (Corporation Grantor) Form

Mississippi settled the corporate deed question in one sentence of its property code, and this fillable quitclaim deed is built on it. A single corporation is the grantor, one individual holding an office in it signs in the corporate name, and the deed passes whatever right, title, and interest the corporation holds, without warranty.

A sentence written for corporate grantors

Miss. Code Ann. Section 89-1-21 says that any private corporation may convey lands by a conveyance signed in its name by an officer or by an authorized agent or attorney in fact, that the person signing may acknowledge the execution, and that the absence of the corporate seal does not affect the validity of a conveyance so executed. Three points follow. The corporation is the grantor, not the officer. One signature in the corporate name carries the conveyance. And a missing seal impression is expressly harmless, so the execution block asks for an office and a printed name rather than a wafer and a scroll.

Corporate power, and the authority behind one signature

The Mississippi Business Corporation Act supplies what the deed cannot. Section 79-4-3.02 gives a corporation the same powers as an individual to carry out its business and affairs, including the power to sell and convey its property; Section 79-4-8.01(b) places the exercise of corporate powers under the authority of the board of directors; and Section 79-4-8.40 leaves the roster of offices to the bylaws or to board designation. Section 79-4-12.01 asks for no shareholder approval where a disposition runs in the usual and regular course of business, while Section 79-4-12.02 does ask for it where the disposition would leave the corporation without a significant continuing business activity. So the deed records the answer rather than assuming it: Section 2 takes the signer's name, the office held, and the authority relied on, such as a dated board resolution. The resolution or officer certificate behind that entry is obtained separately and is not included.

Without warranty, with an estoppel

The operative section uses no warranty words, which is what fixes its character. Section 89-1-37 makes a conveyance without warranty operate as a quitclaim and release of the grantor's title and possession, and Section 89-1-39 passes every estate the grantor may lawfully convey while estopping the grantor and its heirs from later asserting an adverse title. A capitalized paragraph names the five covenants Section 89-1-33 folds into the word warrant and states that the corporation makes none of them, and recorded deeds of trust, judgment liens, easements, and mineral reservations survive the transfer.

One corporation, one officer, one certificate

The form recites exactly one corporate grantor and exactly one individual signing for it. The grantor entry takes the corporate name as formed, with the word or abbreviation Section 79-4-4.01 requires, plus the jurisdiction of incorporation, so the record names the party on file with the Secretary of State. A single signature block carries the office on its printed name line, followed by one notarial certificate naming the individual, the office, and the corporation, in the representative pattern of Section 89-3-7. Section 11 states that the signer acts in the corporate name and not individually, joins in no covenant, and warrants nothing. A corporation releasing whatever interest a predecessor by merger left standing in its name, a corporation whose charter was administratively dissolved deeding out a parcel that Section 79-4-14.21 keeps validly conveyable, and a corporation incorporated elsewhere clearing its Mississippi record interest under Section 79-4-15.02 all present the entity conveyance this deed recites. The form is not set up for an individual grantor, for two corporations signing together, or for a nonprofit corporation, whose powers come from Section 79-11-151. A search for a quit claim deed by a corporation, in the two word spelling, reaches this instrument.

Drafted to Mississippi intake

Page one holds its top three inches clear for the chancery clerk and sets the statutory first page items below that reserve, as Section 89-5-24(2) describes. Each party section collects the address and telephone data Section 27-3-51 makes a prerequisite the clerk may enforce by refusal, and the Section 89-5-33(3) indexing instruction sits distinctly set apart in a numbered section of its own. Recording runs twenty five dollars for five pages or fewer under Section 25-7-9.

Three files arrive together: the blank corporate quitclaim deed as a fillable PDF, a filled Lauderdale County example, and a plain language guide to the numbered sections, the corporate signing rules, and recording. The materials are informational and are not legal advice.