Niagara County Quitclaim Deed (LLC Grantor) Form

The grantor on this New York quitclaim deed cannot pick up a pen. A limited liability company holds the record title, so the deed names the company as grantor, then names the human being who signs in the company name, that person's title, and the authority relied on. This form prepares the company version of the deed, often typed as a quit claim deed, for New York property leaving an LLC's name.

Two blanks an individual owner's deed never needs

Section 1 identifies the company three ways: its name as the vesting deed and the articles of organization spell it, the jurisdiction of organization, and the principal office address. Section 2 collects the individual who signs, that person's title, and what the conveyance rests on, whether an article of the operating agreement, a written consent of the members or managers, or a delegation of authority.

Limited Liability Company Law Section 412 stands behind those blanks. Where the articles of organization leave management with the members, every member is an agent of the company, and a member's execution of an instrument in the company name binds it when apparently carrying on the business in the usual way; where the articles vest management in managers, that agency belongs to the managers. An act outside the usual course needs actual authorization, and a restriction on authority binds a person who knows of it.

A certificate written for a signature made on behalf of someone else

New York's uniform acknowledgment closes with a clause built for this: under Real Property Law Section 309-a the certificate states that by the signature on the instrument the individual, or the person upon behalf of which the individual acted, executed the instrument, and subdivision 4 defines person to include a limited liability company, a foreign limited liability company, and any other entity in its own or a representative capacity. The blank takes the signer's name and that person's capacity. The closing lines carry what Executive Law Section 137 calls for: printed name, the words Notary Public State of New York, the county of original qualification, and the commission expiration date.

Nothing rides along with the release

Three verbs from the Section 258 short form carry the conveyance, remise, release and quitclaim, and no promise accompanies them. Section 251 of the Real Property Law withholds any implied covenant from a New York conveyance, so the grantee takes the company's interest as it stands, encumbrances and gaps included. Two other printed clauses earn their space: the Lien Law trust fund covenant, which keeps a deed recorded during a building improvement ahead of mechanics liens filed later, and the matters of record listing, printed with a line stating that it grants no warranty.

The company configuration

The form recites exactly one grantor, a limited liability company, and exactly one authorized signer. One signature block follows, headed for a grantor signing through an authorized signer, with printed name, date, and title lines, then one acknowledgment certificate in the substance of the Section 309-a form. Record patterns here include a company deeding a parcel to one of its members, a single purpose company conveying its only parcel as a project winds up, and a company clearing its name from a chain. The form is not arranged for an individual owner signing personally, for two record owners, for spouses executing together, or for a fiduciary capacity; each recites different party and signature sections.

The disclosure that follows a company to the counter

One filing rule belongs to company deeds alone. Tax Law Section 1409(a)(2) provides that where the grantor or grantee of residential real property containing one to four family dwelling units is a limited liability company, the transfer tax return must identify every member, manager, and other authorized person, continuing through any member that is itself an entity until natural person ownership appears; the return is not accepted for filing without it. The rest is the ordinary package: a joint TP-584 return whether or not tax is due, and the RP-5217 transfer report on legal paper with its fee.

Three items arrive in the download: the blank deed as a fillable PDF, a completed example prepared for a Westchester County conveyance by a manager managed company, and a plain language guide covering all twelve numbered sections, the certificate, and the companion filings. These materials are informational and are not legal advice. What a particular operating agreement authorizes, and what a company's release reaches on a given title, are questions for a New York attorney.