Niagara County Bargain and Sale Deed with Covenants Form (New York)
All Niagara County specific forms and documents listed below are included in your immediate download package:
Bargain and Sale Deed with Covenants Form

Fill in the blank form formatted to comply with all recording and content requirements.
Included Niagara County compliant document last validated/updated 7/22/2025
Bargain and Sale Deed with Covenants Guide

Line by line guide explaining every blank on the form.
Included Niagara County compliant document last validated/updated 6/10/2025
Completed Example of the Bargain and Sale Deed with Covenants Document

Example of a properly completed form for reference.
Included Niagara County compliant document last validated/updated 5/22/2025
The following New York and Niagara County supplemental forms are included as a courtesy with your order:
When using these Bargain and Sale Deed with Covenants forms, the subject real estate must be physically located in Niagara County. The executed documents should then be recorded in the following office:
Niagara County Clerk - County Court House
175 Hawley St / PO Box 461, Lockport , New York 14095-0461
Hours: 9:00 am - 5:00 pm Monday - Friday / Recording: 9:30 am - 4:30 pm
Phone: (716) 439-7022
Local jurisdictions located in Niagara County include:
- Appleton
- Barker
- Burt
- Gasport
- Lewiston
- Lockport
- Middleport
- Model City
- Newfane
- Niagara Falls
- Niagara University
- North Tonawanda
- Olcott
- Ransomville
- Sanborn
- Stella Niagara
- Wilson
- Youngstown
How long does it take to get my forms?
Forms are available immediately after submitting payment.
How do I get my forms, are they emailed?
Immediately after you submit payment, the Niagara County forms you order will be available for download directly from your account. You can then download the forms to your computer. If you do not already have an account, one will be created for you as part of the order process, and your login details will be provided to you. If you encounter any issues accessing your forms, please reach out to our support team for assistance. Forms are NOT emailed to you.
What does "validated/updated" mean?
This indicates the most recent date when at least one of the following occurred:
- Updated: The document was updated or changed to remain compliant.
- Validated: The document was examined by an attorney or staff, or it was successfully recorded in Niagara County using our eRecording service.
Are these forms guaranteed to be recordable in Niagara County?
Yes. Our form blanks are guaranteed to meet or exceed all formatting requirements set forth by Niagara County including margin requirements, content requirements, font and font size requirements.
Can the Bargain and Sale Deed with Covenants forms be re-used?
Yes. You can re-use the forms for your personal use. For example, if you have more than one property in Niagara County that you need to transfer you would only need to order our forms once for all of your properties in Niagara County.
What are supplemental forms?
Often when a deed is recorded, additional documents are required by New York or Niagara County. These could be tax related, informational, or even as simple as a coversheet. Supplemental forms are provided for free with your order where available.
What type of files are the forms?
All of our Niagara County Bargain and Sale Deed with Covenants forms are PDFs. You will need to have or get Adobe Reader to use our forms. Adobe Reader is free software that most computers already have installed.
Do I need any special software to use these forms?
You will need to have Adobe Reader installed on your computer to use our forms. Adobe Reader is free software that most computers already have installed.
Do I have to enter all of my property information online?
No. The blank forms are downloaded to your computer and you fill them out there, at your convenience.
Can I save the completed form, email it to someone?
Yes, you can save your deed form at any point with your information in it. The forms can also be emailed, blank or complete, as attachments.
Are there any recurring fees involved?
No. Nothing to cancel, no memberships, no recurring fees.
New York Bargain and Sale Deeds with Covenant Against Grantor
In New York, title to real property can be transferred from one party to another by executing a bargain and sale deed with covenant against grantor. This type of deed is statutory under NY Real Prop. Law Section 258 Statutory Form C.
A bargain and sale deed with covenant conveys whatever interest the grantor holds in the property at the time of execution, with the promise that the grantor "has not done or suffered anything whereby the said premises have been incumbered in any way whatever" (NY Real Prop. Law Section 258 (Statutory Form C)).
There are two types of bargain and sale deeds in New York. One type contains a specific covenant against grantor's acts, while the other does not. Bargain and sale deeds with covenant provide more surety because they guarantee that the property conveyed is without encumbrances made by the grantor. Bargain and sale deeds provide less surety than a deed with full covenants (Statutory Form A), which offers the fullest surety of title because its warranty covers the entire ownership history, even preceding the time the grantor obtained title.
A lawful bargain and sale deed with covenant must meet all state and local standards for recorded documents, including the grantor's full name, mailing address, and marital status; the consideration given for the transfer; and the grantee's full name, mailing address, marital status, and vesting. Vesting describes how the grantee holds title to the property. Generally, real property is owned in either sole ownership or in co-ownership.
For New York residential property, the primary methods for holding title are tenancy in common, joint tenancy, and tenancy by entirety. A grant of ownership of real estate to two or more unmarried persons is presumed to create a tenancy in common, unless a joint tenancy is expressly declared. In the case of married persons, a tenancy by entirety is presumed, unless a joint tenancy or tenancy in common is expressly declared (E.P.T. Law Sections 6-2.1, 6-2.2).
As with any conveyance of realty, a bargain and sale deed with covenant requires a complete legal description of the parcel, including the section, block, lot, and unit numbers. Recite the prior deed reference to maintain a clear chain of title, and detail any restrictions associated with the property.
Sign the deed in the presence of a notary public or other authorized official. For a valid transfer, record the deed at the county clerk's office in the county where the property is located. Most counties in New York require a recording page to accompany all documents for recording. This cover page is available on the local county clerk's website, and it factors into the total page count when calculating recording fees.
In New York, the real estate transfer tax is due at the time of recording. File Form TP-584 (Combined Real Estate Transfer Tax Return) with the appropriate county clerk (TAX Law 31-D-1449-EE(2)(d)). Non-residents of New York State must also file an IT-266 Tax Form (Non-Resident Real Property Estimated Income Tax Payment Form) (TAX Law 22-663).
Pursuant to R.P.P. Law 9-333.3, a Real Property Transfer Report is required to accompany all conveyances, excluding deeds of oil and gas or mineral rights. Use Form RP-5217-NYC for real property transfers within the five boroughs of New York City, and use Form RP-5217 for real property transfers in all other counties. Contact the local county clerk's office to confirm the specific local requirements.
This article is provided for informational purposes only and is not a substitute for legal advice. Speak to an attorney with questions about bargain and sale deeds with covenant or for any other issues related to transfers of real property in New York.
(New York Bargain and Sale Deed Package includes form, guidelines, and completed example)
Our Promise
The documents you receive here will meet, or exceed, the Niagara County recording requirements for formatting. If there's an issue caused by our formatting, we'll make it right and refund your payment.
Save Time and Money
Get your Niagara County Bargain and Sale Deed with Covenants form done right the first time with Deeds.com Uniform Conveyancing Blanks. At Deeds.com, we understand that your time and money are valuable resources, and we don't want you to face a penalty fee or rejection imposed by a county recorder for submitting nonstandard documents. We constantly review and update our forms to meet rapidly changing state and county recording requirements for roughly 3,500 counties and local jurisdictions.
4.8 out of 5 - ( 4569 Reviews )
Ronald P.
July 24th, 2025
Forms easy to download but experienced problems trying to type in my information into the forms. Then when I went to print a form, Adobe wanted to charge me for printing. I ended up printing the blank forms and then filling them out manually.
Thank you, Ronald. We're glad you found the forms easy to download, though we're sorry to hear about the printing and fill-in experience. Our forms are designed to be fillable and printable using free software like Adobe Reader. If you ever run into issues, our support team is happy to help!
Charlene H.
July 22nd, 2025
Deeds.com is a wonderful website. I highly recommend them and would use them again in the future.
Thank you, Charlene! We're so glad to hear you had a great experience. We truly appreciate your recommendation and look forward to helping you again in the future.
Kimberly B.
July 22nd, 2025
Great service, quick and easy!
We are grateful for your feedback and looking forward to serving you again. Thank you!
Suzette D.
February 20th, 2020
easy to use and gave examples!
We appreciate your business and value your feedback. Thank you. Have a wonderful day!
Michael C.
January 16th, 2019
I would appreciate being able to increase the size of the blocks such as the Grantor block and the legal description block where information is enter on the form and to adjust the font. Otherwise great product,
Thank you for your feedback Michael. We do wish we could make that an option. Unfortunately, adhering to formatting requirements (specifically margin requirements) leaves a finite amount of space available on the page.
Myron M.
June 30th, 2020
This is what we need and it was very helpful and easy to fill out. Thanks
We appreciate your business and value your feedback. Thank you. Have a wonderful day!
Marc P.
March 4th, 2021
Simple and fast!
Thank you for your feedback. We really appreciate it. Have a great day!
Lori W.
July 28th, 2023
Timely, efficient and easy to use.
We appreciate your business and value your feedback. Thank you. Have a wonderful day!
Steven M.
February 13th, 2025
Happy with your service. Everything as advertised.
Your feedback is greatly appreciated. Thank you for taking the time to share your experience!
Joseph S.
May 4th, 2022
The best solution in creating deeds.
Thank you!
Emily P.
November 14th, 2020
Amazing service, thanks for all your help!
Thank you for your feedback. We really appreciate it. Have a great day!
Amie S.
January 8th, 2019
The forms that I downloaded from Deeds were perfect for what I needed. I even checked with a lawyer to see if the papers would work and she said yes.
Thanks Amie, have a great day!
Kristina M.
February 2nd, 2021
deeds.com has been an easy and efficient way for my organization to file deeds on behalf of older DC residents. KVH especially has been wonderfully helpful in providing guidance about the submission process. Appreciate the professionalism and patience
Thank you for the kind words Kristina.
Reed W.
May 19th, 2022
Thanks
Thank you!
Johnette E.
May 22nd, 2019
Easy and quick to use!!
Thank you!