Toole County Warranty Deed (Two Grantors) Form

Two record owners signing one deed, an acknowledgment certificate for each of them, and express warranty covenants that reach the whole chain of title: that is the configuration this Montana warranty deed recites. The form prepares a warranty deed under Title 70 of the Montana Code Annotated for exactly two grantors conveying Montana real property to a grantee in a single recorded instrument.

Express covenants layered on the statutory grant

Montana supplies a short statutory grant form at MCA 70-20-103, and the word grant carries two implied covenants under MCA 70-20-304: that the grantor has not previously conveyed the same estate, and that the estate is free from encumbrances the grantor made or suffered. Those implied covenants stop at the grantors' own acts, which is why they read as a limited warranty. A general warranty deed, sometimes searched as a full covenant deed, goes further by spelling its promises out. This deed conveys with the words grant, bargain, sell, and convey, then adds express covenants of seisin, right to convey, freedom from encumbrances except the matters listed on the deed, quiet enjoyment, and a covenant to warrant and forever defend title against the lawful claims of all persons. Covenants of warranty and quiet enjoyment run with the land under MCA 70-17-203, and the deed states that its express covenants supplement, rather than restrain, the statutory implied covenants.

Two grantors, two certificates

The form recites exactly two grantors, each identified with a mailing address, and both join in the same conveyance and the same covenants. Two signature blocks follow the operative section, and an acknowledgment certificate in the Montana short form of MCA 1-5-610 follows for each signer, so the grantors can acknowledge on different dates, before different notaries, or in different states. Two co-owners selling a shared property, two heirs passing inherited fractional interests to a single buyer, and a married couple conveying jointly held land present the two-grantor pattern this deed recites. The form is not set up as a sole-owner conveyance, and a transfer by three or more co-owners presents a different signature architecture. The grantee section accepts one or more grantees, and where co-grantees take title, Montana vests them as tenants in common by default unless the deed expressly declares a joint tenancy; the guide walks through the vesting wording each form of co-ownership takes.

Built for the Montana recording counter

Montana writes its recording standards onto the page itself, and the form follows that map. The first page reserves three inches at the top for the clerk and recorder, and the name and mailing address for returning the recorded deed sits in the upper-left corner of that space, exactly where MCA 7-4-2636 places it. The grantee section carries a post-office address because the clerk and recorder may not receive a deed without one in the instrument under MCA 7-4-2618. At presentation, every Montana deed travels with a Realty Transfer Certificate on the Department of Revenue's Form RTC, a state form prepared separately and not included in this package; the certificate declares the consideration confidentially and carries the water right disclosure where water rights ride with the land. For documents recorded on or after October 1, 2025, the recording fee is $20 for the first page and $10 for each additional page, and Montana charges no deed transfer tax.

What the record shows afterward

Montana is a race-notice state. Once the acknowledged deed is recorded in the county where the property is located, it gives constructive notice from the time of filing under MCA 70-21-302, and MCA 70-21-304 protects the first-recorded good-faith purchaser. The covenants themselves are contract promises from the grantors; matters listed in the deed's exceptions section continue against the property, so the exceptions entry is where the warranty's boundaries are drawn.

The purchase delivers the two-grantor warranty deed as a fillable PDF, a completed example showing the entire document filled in for a realistic Gallatin County fact pattern, and a plain-language guide that walks through every section, the signing formalities, and the recording steps. The materials describe Montana law in general terms and are informational only, not legal advice.