Franklin County Warranty Deed Form

One record owner, one signature line, one acknowledgment certificate: this Nebraska warranty deed is arranged for an individual grantor conveying real estate with the strongest title promises Nebraska law recognizes. The form prepares a general warranty deed under Neb. Rev. Stat. sections 76-201 to 76-238 for a single natural person conveying a house, acreage, or other Nebraska real property.

Covenants that reach the whole chain of title

Nebraska prescribes no official warranty deed form; a deed earns the name through its covenant words, read for the parties' intent from the whole instrument under section 76-205. This deed carries the full set. The statement that the grantor is lawfully seized is interpreted by section 76-206 as a covenant that the grantor has good title to the very estate, in quantity and quality, the deed purports to convey. The deed adds freedom from encumbrances except the matters it lists, good right and lawful authority to convey, and the covenant of warranty: the grantor's promise to defend title against the lawful claims of all persons. Under section 76-207, the warranty and quiet enjoyment covenants answer for an actual or constructive eviction under a paramount title, and under section 76-208 the covenants run with the land to later owners in the chain. Section 76-209 completes the picture with the after-acquired title rule: a general warranty deed passes an interest the grantor acquires later, an effect the statute withholds from quitclaim and special warranty deeds.

One grantor, one certificate

The form recites exactly one individual grantor, with entries for the grantor's name, mailing address, and marital status, and it carries one signature line over a printed-name line (Nebraska requires each party's name typed, printed, or stamped beneath the signature) and one acknowledgment certificate with the statutory acknowledged before me language. That single-signature architecture describes an unmarried owner, or a married owner conveying Nebraska property that is not the signer's homestead: under section 40-104, a married person's homestead is conveyed only by an instrument that both spouses execute and acknowledge, a two-signature pattern outside this form's arrangement. Deeds from two co-owners, an entity, a trustee, or an agent under a power of attorney likewise present different signature configurations than the one this form carries.

Built for the Nebraska recording counter

The deed is formatted to section 23-1503.01: letter-size pages, a blank space three inches by 8.5 inches across the top of the first page for the register of deeds recording information, the return address and instrument title below that space on page one as section 23-1510 requires, one-inch side margins with the bottom margin held just above the statutory one-inch floor, and ten-point type, comfortably above the statute's eight-point legibility presumption. Recording happens at the register of deeds of the county where the land lies, at ten dollars for the first page and six dollars for each additional page. Two companion filings travel with every ordinary Nebraska deed. The Real Estate Transfer Statement, Form 521, signed by the grantee, is a recording prerequisite; the register does not record a deed presented without it, and county offices state that the updated Form 521 revision applies to filings starting July 20, 2026. The documentary stamp tax, $3.32 per $1,000 of value for transfers on or after July 18, 2026, is computed and collected before the deed is accepted, unless the deed shows a section 76-902 exemption with the required signed certification. The guide describes both steps and the exemption treatment.

What the completed example shows

The example documents a realistic Lancaster County conveyance from start to finish: an unmarried grantor conveying a platted Lincoln lot, a stated purchase price, the legal description carried from the recorded plat, a source-of-title reference to the prior recorded deed, exceptions for recorded easements and current-year taxes, and a completed acknowledgment certificate. The guide mirrors the form section by section, stating where each entry comes from and what a finished entry looks like, and its title section describes the ways Nebraska law lets grantees hold title, from tenancy in common to joint tenancy with right of survivorship.

The purchase delivers three pieces: the blank warranty deed as a fillable PDF, the completed example, and the plain-language guide covering each entry, the signing formalities, and the recording steps with the register of deeds. The materials describe Nebraska law in general terms and are not legal advice.