Saratoga County Bargain and Sale Deed with Covenants Form (New York)

All Saratoga County specific forms and documents listed below are included in your immediate download package:

Bargain and Sale Deed with Covenants Form

Saratoga County Bargain and Sale Deed with Covenants Form

Fill in the blank form formatted to comply with all recording and content requirements.
Included Saratoga County compliant document last validated/updated 6/30/2025

Bargain and Sale Deed with Covenants Guide

Saratoga County Bargain and Sale Deed with Covenants Guide

Line by line guide explaining every blank on the form.
Included Saratoga County compliant document last validated/updated 6/10/2025

Completed Example of the Bargain and Sale Deed with Covenants Document

Saratoga County Completed Example of the Bargain and Sale Deed with Covenants Document

Example of a properly completed form for reference.
Included Saratoga County compliant document last validated/updated 5/22/2025

When using these Bargain and Sale Deed with Covenants forms, the subject real estate must be physically located in Saratoga County. The executed documents should then be recorded in the following office:

Saratoga County Clerk

40 McMaster St, Ballston Spa, New York 12020

Hours: 8am - 4:15pm for recording; 8am - 5pm for research

Phone: (518) 885-2213

Local jurisdictions located in Saratoga County include:

  • Ballston Lake
  • Ballston Spa
  • Burnt Hills
  • Clifton Park
  • Corinth
  • Galway
  • Gansevoort
  • Greenfield Center
  • Hadley
  • Mechanicville
  • Middle Grove
  • Porter Corners
  • Rexford
  • Rock City Falls
  • Round Lake
  • Saratoga Springs
  • Schuylerville
  • South Glens Falls
  • Stillwater
  • Victory Mills
  • Waterford

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 Saratoga 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 Saratoga County using our eRecording service.
Are these forms guaranteed to be recordable in Saratoga County?

Yes. Our form blanks are guaranteed to meet or exceed all formatting requirements set forth by Saratoga 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 Saratoga County that you need to transfer you would only need to order our forms once for all of your properties in Saratoga County.

What are supplemental forms?

Often when a deed is recorded, additional documents are required by New York or Saratoga 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 Saratoga 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 Saratoga 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 Saratoga 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 - ( 4562 Reviews )

MARY LACEY M.

June 30th, 2025

Great service! Recording was smooth and swiftly performed. Deeds.com is an excellent service.rn

Reply from Staff

We are delighted to have been of service. Thank you for the positive review!

Robert F.

June 30th, 2025

Breeze.... It feels silly to hire an attorney to do this for just one beneficiary. Thanks.

Reply from Staff

Thank you for your feedback. We really appreciate it. Have a great day!

Pauline C.

June 29th, 2025

Everything that was stated to be included in my order was complete. Very satisfied

Reply from Staff

Thank you for your positive words! We’re thrilled to hear about your experience.

STANLEY K.

February 3rd, 2022

I AM DELIGHTED TO BE PARTY TO DEEDS.COM. THE PROCESS IS DOWN-TO-EARTH AND VERY USER FRIENDLY. I MUST SAY THAT JUST THE SAVINGS IN TRAVEL TIME AND MONEY IS IN ITSELF VERY REFRESHING. THIS ON LINE PROCESS IS SO CONVENIENT FOR MY OVERALL EFFORT AND OF COURSE FOR OUR CLIENTS AS WELL. I GOT BACKED UP IN RECORDING WHEN THE VIRUS BEGAN RAGING AND PERSONAL VISITS TO LAND RECORDS BECAME A THING OF THE PAST.I FOUND THE SITE WITH A SUGGESTION FROM DC LAND RECORDS' ASSISTANT BY PHONE. I ONLY WISH I'D KNOWN ABOUT THIS AWESOME SERVICE BEFORE 2020. HATS OFF TO DEEDS.COM!

Reply from Staff

Thank you for your feedback. We really appreciate it. Have a great day!

Petre A.

April 9th, 2022

Easy @ useful

Reply from Staff

Thank you!

Kyle E.

November 8th, 2023

Works great thank you for saving us driving time!!

Reply from Staff

We appreciate your business and value your feedback. Thank you. Have a wonderful day!

Christine A.

December 28th, 2018

So far do good. Don't understand the billing procedure yet and have just sent a request for information. Awaiting reply.
Thank you, Christine Alvarez

Reply from Staff

Thanks for the feedback. Looks like your E-recording invoice is available. It takes a few minutes for our staff to prepare documents for recording and generate the invoice.

Leslie Y.

December 10th, 2019

I had my doubts going in but was pleasantly surprised at the thoroughness of the documents and information provided. Will use again.

Reply from Staff

We appreciate your business and value your feedback. Thank you. Have a wonderful day!

Ismael T.

January 19th, 2021

I was surprised and how quickly you guys process documents and helped on a mistake I had. Thank so much. I will definitely keep using Deeds.com

Reply from Staff

Thank you!

Julia M.

June 26th, 2024

I live in AZ and have an existing beneficiary deed on my property. I needed to know the process of revoking a beneficiary deed. Your site was very helpful by providing the correct form and instructions for recording it. Thank you!

Reply from Staff

Your satisfaction with our services is of utmost importance to us. Thank you for letting us know how we did!

WAYNE C.

July 11th, 2021

Wonderful forms, been coming here for years (since 2012) for my deed forms and they have never failed.

Reply from Staff

We appreciate your business and value your feedback. Thank you. Have a wonderful day!

Missie R.

June 17th, 2020

Very fast and professionally handled.

Reply from Staff

Thank you!

Kathleen H.

August 10th, 2019

EASY!!

Reply from Staff

Thank you!

Leslie C.

September 13th, 2023

I recently purchased online DIY legal forms, and I must say I was thoroughly impressed. The documents provided were accurate, comprehensive, and precisely what I needed. The accompanying guide was clear, instructive, and really bridged the gap for someone like me who isn't well-versed in legal jargon. What stood out the most, however, was the inclusion of the example. It served as a practical reference and made the entire process so much more approachable. Being able to see a filled-out sample made all the difference. Overall, this product has been invaluable in helping me navigate legal processes on my own.

Reply from Staff

Thank you for your feedback. We really appreciate it. Have a great day!

DON O.

December 16th, 2020

needs to be more user friendly

Reply from Staff

Thank you for your feedback. We really appreciate it. Have a great day!