Bergen County Quitclaim Deed (LLC Grantor) Form

A limited liability company cannot hold a pen. Someone signs for it, and a New Jersey deed has to show who that someone is and in what capacity. This form prepares a New Jersey quitclaim deed with a limited liability company as grantor: the company releases whatever interest it holds, one authorized individual signs for it, and the certificate records that the signer had authority and executed the deed as the act of the company.

Where an LLC's Signing Power Comes From

Nothing printed on a deed creates the power to sign it. Under the Revised Uniform Limited Liability Company Act, N.J.S.A. 42:2C-1 and following, a company may convey real property in its own name, yet N.J.S.A. 42:2C-27 provides that a member is not an agent of the company solely by reason of being a member. Signing power comes from the operating agreement and the default rules of N.J.S.A. 42:2C-37, which separate a member-managed company from a manager-managed one and list the acts calling for the consent of all members, a disposition of substantially all the company's property among them. New Jersey adds a recording-office answer in N.J.S.A. 42:2C-28, under which a company may file a statement of authority naming who may execute an instrument transferring real property held in the company name. Recorded by certified copy in the county where such transfers are recorded, that statement is conclusive in favor of a person who gives value relying on it without knowledge to the contrary, and it is prepared separately from this package.

A Certificate Built for an Entity Signature

The acknowledgment carries more weight than on a deed signed by an owner in person. Under N.J.S.A. 46:14-2.1, a deed made on behalf of a corporation or other entity is acknowledged by a maker who appears before an officer named in N.J.S.A. 46:14-6.1 and states authority to execute for the entity and execution as the act of the entity. This certificate prints that substance in a paragraph of its own, and its by-line blank takes the signer's name with the capacity and the company name, the pattern the representative-capacity short form of N.J.S.A. 52:7-10.12 uses. Communication technology is available under N.J.S.A. 52:7-10.10.

Released, Not Warranted

The conveyance itself is statutory. N.J.S.A. 46:5-1 counts remise, release and forever quitclaim among words of conveyance, and N.J.S.A. 46:5-3 draws the limit: absent a reservation the deed passes all the estate the grantor could lawfully convey by deed of bargain and sale, and raises no covenant of title. None of the abbreviated covenants of N.J.S.A. 46:4-3 through 46:4-10 appear, and the absence prints in capitals, so a mortgage, judgment, easement, or municipal charge survives intact.

How the LLC Grantor Form Is Configured

The form carries one grantor entry for the company, with its name, state of organization, and business address; one entry for the signing individual, with capacity and authority source; one grantee entry with a mailing address and words of vesting; one signature block; and one certificate. It is not set up as a deed from two grantor entities, from an individual record owner, with covenants of title, or with a joinder block for a spouse or civil union partner, which an entity grantor has no occasion for: the joint possession right of N.J.S.A. 3B:28-3 runs to the residence of a married individual, not to land titled in a company name. Patterns presenting this configuration include a company winding up and distributing a parcel to its members, a holding company releasing ground to an affiliate, and a company releasing an uncertain interest to settle an open question in the record.

What the County Collects

Consideration is recited under N.J.S.A. 46:15-6, with the Affidavit of Consideration, Form RTF-1, annexed where an exemption is claimed, often the one for consideration under $100. Above $1,000,000 on a qualifying property class, the Graduated Percent Fee falls on the grantor under N.J.S.A. 46:15-7.2 as amended by P.L.2025, c.69. Division of Taxation guidance has limited liability companies completing the applicable GIT/REP seller form, without which no county records the deed. N.J.S.A. 46:26A-3 adds the printed name beneath the signature, the preparer's name, and the grantee's mailing address.

The download holds the deed as a fillable PDF, a completed example worked through a Camden County distribution from a company to its two members, and a plain-language guide covering each numbered section, the company-authority statutes, the notarial rules, and the recording filings. Prompt recording protects the grantee under the race-notice rule of N.J.S.A. 46:26A-12. The materials are informational and are not legal advice.