Cheshire County Quitclaim Deed (LLC Grantor) Form

A New Hampshire quitclaim deed from a limited liability company turns on a question no deed from a person raises: which individual may sign in the company's name, and what makes that signature the company's own act. Under RSA 477:28, this fillable form prepares that conveyance for a single LLC grantor, naming the signer and the authority relied on.

The Release Line That Has Nobody to Sign It

After the description of the land, the RSA 477:28 statutory form prints a blank for the wife or husband of the grantor releasing all rights of homestead and other interests. On a conveyance out of a company that blank has nobody to complete it. RSA 480:1 gives the homestead right to a person in a principal residence, Brady v. Sumski, 176 N.H. 165 (2023), reads an ownership requirement into that section, and RSA 480:5-a governs execution of a deed conveying or encumbering that right. Record title in a company name carries none, so this deed omits that line.

Where a Company's Signature Comes From

RSA 304-C, the New Hampshire Limited Liability Company Act, answers that from inside the company rather than from the deed. Under RSA 304-C:52 every member is an agent of the company for its business and internal affairs; where the operating agreement places management in managers, membership alone stops conferring agency, and every manager is an agent absent contrary agreement. Such a signer's act, including signing a legal document in the company's name, binds the company unless the signer in fact held no authority and the person dealt with knew it. Section 2 names the individual and the title, Manager or Member or Managing Member; Section 9 records the authority relied on, commonly an operating agreement article and a written vote of the members. No statewide statute located makes either one a recording item.

One Signature, One Representative Certificate

The form recites exactly one grantor, a company identified by name, entity type, and state of organization. A single signature line follows, its printed name blank answering RSA 478:4-a, I(c), then one certificate in the RSA 456-B:8, II representative capacity short form, which takes the signer's name, the type of authority, and the party on whose behalf the deed was executed. The grantee takes under the deed and signs nothing. Ownership patterns that present this configuration in the record include a company holding rental property conveying it to a buyer, a company distributing a parcel to its members while winding up, and a company deeding a lot to an affiliate. A corporation, a partnership, two grantors, an individual owner, and a trustee each recite a different capacity.

Covenants Measured by the Company's Own Years in Title

A New Hampshire quitclaim promises something. The covenant phrase covers encumbrances this grantor itself made, apart from those the deed excepts, and defends against claims traced through this grantor and none behind it. The statutory covenant as printed runs to the grantor's heirs, executors and administrators, terms built around the death of a natural person; a company has successors and assigns instead, and this deed binds the grantor and those successors and assigns alone. Section 8 collects the company's own encumbrances, a mortgage it granted among them, and Section 7 names the deed that began its ownership, where the covenant window opens.

The Exemption a Deed Back to the Members Can Claim

Recording stops under RSA 78-B:6 unless evidence of tax payment is attached or the deed states that the transaction is not taxed, and Section 10 holds that statement. A sale pays $0.75 per $100 of consideration on each side, which registry schedules quote as $1.50 per $100 combined. A conveyance between a company and its owners can instead be exempt under RSA 78-B:2, XXII, which asks that no consideration be exchanged and that the owners and their percentages, and the combined assets and liabilities apart from the real estate, stay the same. Where no exemption applies and no price is stated in money, Rev 802.06 presumes the taxable consideration to be fair market value.

The download delivers the fillable deed, a completed example filled in for a Cheshire County sale by a Keene company, and a plain language guide to the eleven numbered sections, the signing formalities, and the recording steps. Searchers reach this instrument as an LLC deed or a company quitclaim deed, and often type quit claim as two words, while RSA 477:28 prints quitclaim. These materials describe New Hampshire law in general terms and are not legal advice.