Wheatland County Quitclaim Deed (LLC Grantor) Form

A Montana limited liability company holds its land in its own name and signs by one human being. This Montana quitclaim deed is configured for that arrangement: the company is the grantor, a single individual executes in the company's name as its member or manager, and what reaches the grantee is the company's own right, title, and interest as of delivery, with no title warranty.

Which signature the statute accepts

Montana Code Annotated Section 35-8-702 decides who may sign a company deed, and the answer turns on a single line in the articles of organization. Under subsection (1), title standing in the company's name may be transferred by an instrument executed by any member in the company's name. Subsection (5) displaces that where the articles vest management in a manager or managers: the instrument is executed by any manager, and a member acting solely in the capacity of a member may not transfer the title at all. Section 2 of the form takes the signer's name and the capacity held, member or manager, the entry the statute makes decisive.

Title in the company, not in its members

Section 35-8-701 explains why one signature moves the whole parcel. Property acquired by a limited liability company becomes company property, title vests in the company rather than in the members individually, and a member has no interest in specific company property. So this quit claim deed collects no member signatures beyond the one signer, and no spousal signature: the homestead execution rule reaches property of a married person, and this parcel belongs to the company. Where the county records show title in a member's or manager's individual name instead, Section 35-8-702(2) addresses that transfer, and the deed runs from those individuals.

The covenant word, left out on purpose

The operative sentence avoids one word deliberately. Section 70-20-304 loads two implied covenants into a fee conveyance made with the word grant, so this form conveys by remise, release, and quitclaim, says in terms that those implied covenants are restrained and excluded, and adds that title reaching the company later stays where it lands. Montana enacted no quitclaim form, and its Supreme Court reads a deed's character from the whole document. The grantee takes the parcel as it stands, deed of trust, easement, and plat restriction included.

What a statement of capacity carries, and what it does not

The deed states the capacity the signer holds. Section 35-8-702(3) then keeps a door open for the company: where the signer's act did not bind it under Section 35-8-301, the company may recover the property, unless it has reached a later transferee who gave value without notice of the missing authority. No Montana statute makes a resolution or consent a recording condition for a company deed, so the company's own documents remain the answer to that question.

The company patterns that reach the record

A company distributing a parcel to its members while winding up, a transfer between affiliated companies, a remnant strip released to the adjoining owner, and a company clearing a defect left by an earlier deed: these are the arrangements that put a limited liability company on the grantor line of a Montana quitclaim. The form recites one company grantor and one authorized signer in a representative capacity, with a single acknowledgment certificate drawn on the Montana short form at Section 1-5-610(2). It is not set up for two signers, for co-managers who must both sign, or for a grantor signing as trustee or attorney in fact.

At the recording counter

The deed records with the clerk and recorder of the county holding the land, at twenty dollars for a first page and ten for each page after it, for documents recorded on or after October 1, 2025. The grantee's post office address belongs in the body, because Section 7-4-2618 keeps the clerk and recorder from receiving a deed without it, and a Realty Transfer Certificate is filed alongside, prepared separately and not included here. A company organized outside Montana carries one more question: Section 35-8-1001 conditions transacting business here on a certificate of authority, while Section 35-8-1002(5) keeps the absence of one from impairing the validity of the company's acts.

The package delivers the deed as a fillable PDF, a completed example worked out for a Park County distribution to a Livingston company's two members, and a plain language guide covering each numbered section, the execution statutes, notarization, and recording. The materials are informational and are not legal advice.