Franklin County Quitclaim Deed (Two Grantors) Form

When Mississippi land stands in two names, a deed signed by one of them moves half of it. This fillable quitclaim deed is drawn for the other case: two grantors of record sign one instrument, each conveying that grantor's entire interest in the described property to the grantee or grantees it names, without warranty of title, under Miss. Code Ann. Sections 89-1-37 and 89-1-39.

Two undivided interests, one operative sentence

Section 89-1-7 makes a conveyance to two or more persons, spouses included, a tenancy in common unless a joint tenancy or a tenancy by the entirety with right of survivorship manifestly appears from the instrument. Two co-owners of record usually hold two undivided shares, and the share of one who does not sign stays put. The operative section answers that in one sentence: each grantor signing below joins in the conveyance as to that grantor's entire interest in the property. Whatever the record shows in either name passes through a single recorded deed.

Two signatures that need not happen in the same room

The signature section carries a GRANTOR 1 block and a GRANTOR 2 block, each with its own date entry and the printed name Section 89-5-24(1)(e) places beneath an original signature. A separate acknowledgment certificate follows for each grantor, in the Section 89-3-7(2) short form for an individual. That is the form's design rather than a rule of law, and it lets one grantor acknowledge in Rankin County and the other before a notary in another state a week later, each appearing in person as Section 25-34-15 requires, the deed going to record once both certificates are complete.

What passes with no covenant behind it

No warranty words appear in the deed, and in Mississippi that omission fixes its character. Under Section 89-1-37 a conveyance made with no warranty at all transfers the grantor's title and possession as a quitclaim and release; under Section 89-1-39 that release passes every estate or interest the grantor has in the land and estops the grantor and the grantor's heirs from asserting a subsequently acquired adverse title. Recorded deeds of trust, judgment liens, easements, and mineral reservations ride through untouched; the grantee measures what arrived by the record, not by any promise inside the instrument.

Two grantors recited, a grantee side left open

The form recites exactly two grantors, natural persons signing in their own right, and preprints nothing about marital status; a grantor who states one writes it into that grantor's entry. The receiving side takes one grantee or several, with any words fixing how two or more hold title written after their names. Two heirs who took undivided halves by descent and are conveying the inherited house to a third family member, two people who bought a lot together and are selling it to one buyer, and a parent and adult child who hold a parcel together and are deeding it to a relative all present the two-grantor record this deed recites. The form is not set up for a lone owner, for three or more owners, for a company or trustee as grantor, for an agent under a power of attorney, or for a non-owner spouse signing only to answer the homestead statute, Section 89-1-29, for whom the two grantor blocks provide no place. A search for a quit claim deed with two sellers, in the two-word spelling, reaches this instrument.

A first page the chancery clerk can index

Section 89-5-24(2) tells a Mississippi deed what its first page holds below the three inches reserved for the clerk: the preparer, the return address, the title, every party's name, address, and telephone numbers, and the legal description or indexing instruction. This deed places them all there, both grantor entries included, the Section 89-5-33(3) indexing instruction set apart in its own numbered section and the legal description opening page two under the statute's continuation sentence. Section 27-3-51 lets the clerk refuse a deed that omits any party's mailing address or telephone numbers, so each party entry collects them. Recording runs twenty-five dollars for five pages or fewer under Section 25-7-9; this deed prints in four, and no statewide transfer tax attaches.

Three files download together: the two-grantor quitclaim deed as a fillable PDF, a completed example carrying two heirs' conveyance of a Brandon house through both acknowledgment certificates, and a plain-language guide to each numbered section, grantee ownership forms, signing, and recording. The materials describe Mississippi law generally and are not legal advice.