Washington County Quitclaim Deed (LLC Grantor) Form

A limited liability company owns land in its own name and signs nothing, because signing takes a person. Missouri resolves that in one sentence of Section 347.063.1 of the Revised Statutes of Missouri: title held in the name of a limited liability company may be transferred by an instrument executed by any authorized person in the name of the company. This Missouri quitclaim deed is arranged around that sentence: the company is the Grantor, an authorized person signs for it, and the face of the deed records who signed and in what capacity.

Who signs when the owner is a company

The form recites exactly one Grantor, a limited liability company holding title in its company name, and exactly one signer. Section 7 collects the signer's name and title, manager or member, the two roles Section 347.015 defines as an authorized person, and states that the individual named executes the deed in the company name under Section 347.063.1. Section 9 carries one signature line headed for the company by its authorized person, a printed name line beneath it, and one notarial acknowledgment certificate whose acknowledger line names the individual together with the company. A conveyance by two companies, by a corporation, whose Section 442.210.1(3) certificate recites a corporate seal and board authority, or by a trustee recites a different grantor block.

The blanks that name the company

Company identity takes three first page blanks rather than one: the legal name as Section 347.020 requires it to read, with the limited liability company words or the LC, LLC, L.C., or L.L.C. abbreviation; the state under whose law the company is organized; and a designated Grantor's Mailing Address. Nothing in the deed proves authority to bind the company. Section 347.063.3 lets the company recover the property where it shows the signer's act did not bind it under Section 347.065, unless a later transferee gave value without notice, so a resolution or certificate of company authority is prepared separately and does not travel with this package.

Marital status when no natural person is the grantor

Section 442.130.2 has every written instrument conveying Missouri real estate state whether any natural person acting as grantor, mortgagor, or other party executing it is married or unmarried, and Missouri recorders publish grantor marital status as first page content on documents that transfer land. A company has no marital status, and the deed says so in terms. The individual who executes the instrument for the company is a natural person, so page one carries a married or unmarried line for that signer, where county indexing looks for it, while Section 8 states that the signer takes no interest and makes no covenant. Because a company rather than a married person owns the land, the homestead and marital joinder rules of Section 513.475 and Section 474.150.2 have nothing to attach to, and no spouse signs.

A release of interest, warranted by no one

Missouri prints no official quit claim deed form, so the operative words do the work. Section 442.420 turns grant, bargain and sell into limited statutory covenants of title, so those words stay off this page. The deed remises, releases, and forever quitclaims whatever right, title, and interest the company holds when the deed is delivered, adds an express sentence that no covenant of title arises from anything written in it, and keeps later acquired title outside the transaction. Deeds of trust, judgment liens, easements, and unpaid taxes ride along untouched.

Page one, recording, and the county filing

Sections 59.310 and 59.313 reserve the top three inches of page one for the recorder and list what sits below: title, date, party names, grantor marital status, the grantee mailing address Section 59.330.2 calls for, and the legal description or a printed reference locating it, which this form places in Section 5. Missouri levies no transfer tax on a deed, although St. Charles County, St. Louis County, and the City of St. Louis each collect a certificate of value with the deed, an assessment form prepared outside this package. The completed example works a Platte County distribution, a company winding up its affairs releasing a platted lot to its two members.

The download carries three files: this LLC quitclaim deed as a fillable PDF, the completed example described above filled in from the date line through the return address, and a plain language guide to every blank, the company authority statutes, and recording. The materials cover Missouri law in general terms, for information, and are not legal advice.