Passaic County Bargain and Sale Deed (Condominium) Form

Reselling a New Jersey condominium unit takes more than a deed that names a buyer and a seller. The Condominium Act writes the contents of a unit deed into statute: N.J.S.A. 46:8B-10 calls for the name of the condominium as it appears in the master deed, the municipality and county, the recording reference for the master deed and every amendment, the unit designation, the unit's undivided percentage interest in the common elements, and a reference to the last prior unit deed. This form is a bargain and sale deed with covenant as to grantor's acts built around that list, the deed pattern New Jersey uses for resale conveyances, prepared for one or two grantors, with an additional signature block and representative-capacity acknowledgment for a grantor signing on behalf of an entity, trust, or estate, and completed with a separate acknowledgment certificate for each signer.

A deed that carries the master deed with it

A condominium unit is inseparable from its share of the common elements. Under the Condominium Act, the proportionate undivided interest assigned to a unit passes with any conveyance of the unit whether or not the deed mentions it, and the master deed's covenants, bylaws, and assessment obligations continue to bind the new owner. The form's property section collects the statutory identifiers word for word from the master deed, states the common element percentage, and makes the conveyance expressly subject to the recorded condominium documents, so the deed reads the way New Jersey's recording statutes and the Condominium Act describe a unit deed.

The covenant as to grantor's acts

New Jersey attaches title assurance to a deed through statutory covenant words rather than a mandatory form. This deed uses the words N.J.S.A. 46:4-6 gives effect: the grantor has done no act to encumber the property. The New Jersey Supreme Court construed that covenant narrowly in Shotmeyer v. New Jersey Realty Title Insurance Co., 195 N.J. 72 (2008); it covers the grantor's own acts and does not reach defects that predate the grantor's ownership. The deed states that limit plainly, making no covenant of seisin, quiet enjoyment, or general warranty, which distinguishes it from a general warranty deed on one side and, on the other, from a quitclaim deed, which releases the grantor's estate with no title covenant at all.

What travels with a New Jersey deed at recording

A New Jersey deed records only when its statutory companions are in order: the consideration recited or annexed by affidavit, the Realty Transfer Fee paid to the county recording officer, a GIT/REP seller form, the county cover sheet or electronic synopsis, printed names beneath all signatures, the preparer's name, and the grantee's mailing address. Where total consideration passes $1,000,000, the Graduated Percent Fee enacted by P.L.2025, c.69 now falls on the grantor at rates that climb with price. The guide included in this package walks through each item at the point in the process where it matters, and the completed example shows a full Hudson County fact pattern, from the master deed reference and tax qualifier through the acknowledgment certificates.

The download includes the blank deed as a fillable PDF, a completed example, and a plain language guide keyed to every numbered section of the form. The materials are informational and are not legal advice; a New Jersey attorney can apply these statutes to a particular unit and title.