Phelps County Quitclaim Deed (Corporation Grantor) Form

A corporation conveys Nebraska real estate through an officer, and Nebraska law names which officers can do it. This quitclaim deed is built for that grantor: the grantor block carries the corporate name and the state of incorporation, one authorized officer signs, and one acknowledgment certificate identifies the officer, the office held, and the corporation.

The statute behind one officer's signature

Neb. Rev. Stat. Section 21-227, the general powers section of the Nebraska Model Business Corporation Act, gives a corporation the same powers as an individual to deal with real property, including power to sell, convey, mortgage, pledge, lease, exchange, and otherwise dispose of any part of its property. That subdivision closes with the sentence that settles the mechanics of the page: a corporation may transfer any interest in real estate by instrument, with or without a corporate seal, signed by the president, a vice president, or the presiding officer of the board of directors. So the signature area holds a single officer rather than an officer plus an attesting secretary, and no seal notation is printed, the statute having made the seal optional.

Where the authority behind that signature comes from

Section 8 takes the authorizing action, because Nebraska splits corporate dispositions in two. Under Section 21-2,169 no shareholder approval is needed, unless the articles of incorporation provide otherwise, to dispose of assets in the usual and regular course of business, to encumber assets, or to move them to a wholly owned entity. Section 21-2,170 reaches farther: a disposition that would leave the corporation without a significant continuing business activity calls for shareholder approval, initiated by a board resolution and then put to the shareholders. The blank records which footing a transfer stands on.

A release measured by what the corporation holds

The conveyance section carries no blanks. The corporation remises, releases, and forever quitclaims its right, title, interest, claim, and demand in the described real estate, and the deed states on its face that it passes only what the corporation holds at delivery, with no covenant or warranty of title. Section 76-209 leaves a quitclaim deed out of the after-acquired-title rule, so an interest that arrives at the corporation after delivery stays with it, and mortgages, easements, judgment liens, and unpaid taxes travel with the parcel. Shapes arriving this way include a corporation releasing a remnant parcel it never developed, a company clearing its name out of a chain after a reorganization, and a corporation passing surplus ground to the neighboring owner. A deed signed by an individual record owner follows an architecture this version is not set up as.

The certificate Nebraska writes for a corporate signer

One signature draws one certificate, whose content is statutory. Section 64-206 supplies Nebraska's short forms and states that they are sufficient for their respective purposes. Its corporate form names the officer or agent who appeared, that person's title, the corporation, and the state or place of incorporation, all on behalf of the corporation. Section 64-205 supplies the substance: the officer acknowledged holding the position set forth in the instrument, signing by proper authority, and executing the act of the corporation.

Recording arithmetic on a corporate conveyance

The deed records with the register of deeds where the land sits, on pages set to Nebraska's format statutes: three inches left clear across the top of page one for recording information under Section 23-1510, the title and return block beneath it, one inch side and bottom margins, 12 point type. Section 33-109 charges $10.00 for the first page and $6.00 for each page after it. A grantee-signed Form 521 Real Estate Transfer Statement is a condition of recording under Section 76-214, and Section 76-901 lays documentary stamp tax on the grantor at $3.32 for each $1,000 of value, collected before the deed is accepted. Section 76-902 carries the exemptions a corporate transfer can reach, merger and subsidiary transfers among them, each claimed with a signed certification. The example runs the taxable path, entering $813.40 of tax on a $245,000 Platte County conveyance.

What the download contains

The package holds this corporation grantor version of the Nebraska quitclaim deed as a fillable PDF, the completed Platte County example, and a plain language guide covering every blank, the corporate acknowledgment, the estates a grantee may take, and each recording step. Buyers reach the instrument as a corporate quitclaim deed, a quit claim deed, or a quick claim deed; Nebraska's records call it a quitclaim deed. The materials are informational and are not legal advice.