Franklin County Warranty Deed (Two Grantors) Form

When Nebraska land stands in two names, a complete conveyance takes both owners on the same instrument. This form prepares a Nebraska general warranty deed for exactly two grantors, each with an owner entry, a signature line over a printed name, and a notary acknowledgment certificate of his or her own, conveying under Neb. Rev. Stat. sections 76-201 to 76-238 with every title covenant a Nebraska deed can carry.

Two owners, one conveyance

The form describes two individual grantors of record. Section 1 collects each grantor's full legal name, mailing address, and marital status; a single grantee section states who takes the property and, for co-grantees, the form of co-ownership they select; and the operative section carries the granting words, grant, bargain, sell, convey, and confirm, spoken by both grantors together. A married couple selling the home they own jointly, two siblings passing inherited farmland to one buyer, and former co-investors closing out a shared rental all present the two-owner record this deed is arranged around. Sole owners, entity grantors, trustees, and agents signing under a power of attorney present different signature and capacity configurations than the two-individual arrangement this form carries.

Both signatures, and the homestead statute

Nebraska gives the two-grantor pattern particular weight when the grantors are married to each other. Under Neb. Rev. Stat. section 40-104, the homestead of a married person can be conveyed only by an instrument that both spouses execute and acknowledge, and the Nebraska Supreme Court holds that both acknowledgments must appear on the face of the instrument or the conveyance is void as to the homestead. A husband and wife conveying their home through this deed sign as Grantor 1 and Grantor 2 and acknowledge separately, which places the section 40-104 execution where a title examiner looks for it: on the face of the recorded deed.

Covenants that answer for both grantors

Nebraska characterizes a deed by its covenant words read from the whole instrument under section 76-205, and this deed carries the general warranty set. Section 76-206 treats the grantors' statement of lawful seisin as a covenant of good title to the estate the deed purports to pass; the deed adds freedom from encumbrances except the matters listed in its exceptions section, good right and lawful authority to convey, and the grantors' undertaking to warrant and defend title against the lawful claims of all persons. The covenants run with the land under section 76-208, and section 76-209 passes title the grantors acquire later, the after-acquired-title effect Nebraska reserves for deeds of this character. Because both owners join in one instrument, the grantee holds one deed, one covenant chain, and one recording reference for the entire interest.

Presenting the deed in the property's county

The deed records with the register of deeds of the county where the land lies, and the form is laid out for that counter: letter-size pages with a three-inch space at the top of page one for the recording stamp, the instrument title and return address placed below it as section 23-1510 directs, and 12-point type. Two statutory prerequisites travel with it. Under section 76-214, the register does not record a deed unless a Form 521 Real Estate Transfer Statement signed by the grantee accompanies it, on the revision counties require for filings from July 20, 2026. And under sections 76-901 and 76-903, the register computes and collects the documentary stamp tax before accepting the deed; for a transfer on or after July 18, 2026 the rate is $3.32 for each $1,000 of value, unless the deed qualifies for a section 76-902 exemption supported by the signed certification the statute demands.

A Douglas County example, start to finish

The completed example walks a married couple's sale of a platted Omaha lot: both spouses entered as grantors with their marital status, two buyers taking as joint tenants with right of survivorship, a stated $285,000 consideration, the plat-based legal description, the source-of-title reference to the sellers' recorded vesting deed, exceptions for a recorded utility easement and current-year taxes, and both acknowledgment certificates completed before the same officer on one date. The guide mirrors the form entry by entry, describes each way Nebraska law lets the grantees hold title, and computes the documentary stamp tax on the example's price.

The purchase delivers three pieces: the two-grantor warranty deed as a fillable PDF, the completed Douglas County example, and the plain-language guide to each section, the signing formalities, and the recording steps. The materials describe Nebraska law in general terms and are not legal advice.