Washoe County Warranty Deed Form

Title in Nevada passes when the deed is delivered, but the promise inside a warranty deed keeps working long after the closing file is put away. A Nevada warranty deed moves the property and binds the grantor to stand behind what was moved, against claims that surface years later and against defects that entered the chain of title before the grantor ever owned the parcel. This form prepares that instrument for Nevada real property, with open party blanks that take one or two owners on either side.

The promise that outlives the closing

Two sources of covenant meet in a Nevada warranty deed. The first is statutory: NRS 111.170 attaches limited covenants to the words grant, bargain and sell, and they reach what the grantor did, meaning no earlier conveyance of the same estate and no encumbrance the grantor made or suffered. Standing alone, that protection stops at the edge of the grantor's own ownership. The second is the covenant the instrument prints for itself, and it earns this deed the name general warranty: in Section 10 the grantor warrants and will defend the title against the lawful claims and demands of all persons, subject only to the exceptions listed in Section 9. A forgery three owners back, a boundary misdescribed in a decades old split, an heir whose interest nobody knew about: claims of that kind sit inside a general warranty and outside a covenant running only to the grantor's own acts. Nevada prints no statutory warranty deed form, so the words on the page set that reach.

One or two names on each side

The party blocks are open blanks. The grantor block receives one or two natural persons with the status wording the title record carries; the grantee block takes one or two names followed by any designation of co-ownership, from the tenancy in common NRS 111.060 supplies by default to a survivorship form that NRS 111.064 and NRS 111.065 require the instrument to declare expressly. Status, marital character, and vesting are nowhere preprinted, because those words belong to the parties and the record rather than to the form. Execution follows the same architecture: a block headed GRANTOR, a second headed SECOND GRANTOR (if applicable), and one acknowledgment certificate for each, in the individual capacity short form of NRS 240.166, so two signers may acknowledge on different days, in different counties, or before different notarial officers. A single grantor leaves the second block and its certificate blank. The form is not set up as an entity conveyance, a deed executed by a trustee or by an attorney-in-fact, or a conveyance by three or more record owners.

Content the recorder checks first

Nevada writes part of a deed's content into its recording statute. Under NRS 111.312 a county recorder does not record a deed lacking the assessor's parcel number at the top left corner of the first page, the mailing address of the grantee, the name and address for property tax statements, or, for a description given in metes and bounds, the preparer of that description or a reference locating a recorded document that already carries it. The form opens a labeled place for each item, keeps the three inch square at the upper right of page one clear for the recorder's label under NRS 247.110, and prints the social security number affirmation NRS 239B.030 stands behind.

Two documents at the counter

Recording a Nevada deed is a two document errand. A Declaration of Value on the form the Nevada Tax Commission prescribes rides with the deed, and the recorder computes and collects the real property transfer tax before accepting the deed under NRS 375.030; that state tax form is completed separately and is not included in this package. The ordinary combined state and county rate is $1.95 for each $500 of value, and local increments raise it in several counties. Recording itself does different work than the deed does: NRS 111.315 leaves an unrecorded deed valid and binding between the parties who signed it, while NRS 111.320 lets a later purchaser in good faith and for value who records first take the property out from under it.

The package delivers the Nevada warranty deed as a fillable PDF sized to the state's recording format, a completed example filled in for a Douglas County sale between individuals, and a plain language guide covering the numbered sections, the notarial certificates, and the recording steps with their statutes. The materials are informational and are not legal advice.