Franklin County Warranty Deed Form

Franklin County Warranty Deed Form
Fill in the blank form formatted to comply with all recording and content requirements.

Franklin County Warranty Deed Guide
Line by line guide explaining every blank on the form.

Franklin County Completed Example of the Warranty Deed Document
Example of a properly completed form for reference.
All 3 documents above included • One-time purchase • No recurring fees
Additional New York and Franklin County documents included at no extra charge:
Where to Record Your Documents
Franklin County Clerk
Malone, New York 12953
Hours: 8:00 am - 4:00 pm Monday through Friday (except Holidays)
Phone: (518) 481-1681 and 1682
Recording Tips for Franklin County:
- Bring your driver's license or state-issued photo ID
- Ask if they accept credit cards - many offices are cash/check only
- White-out or correction fluid may cause rejection
- Recording early in the week helps ensure same-week processing
Cities and Jurisdictions in Franklin County
Properties in any of these areas use Franklin County forms:
- Bombay
- Brainardsville
- Brushton
- Burke
- Chateaugay
- Constable
- Dickinson Center
- Fort Covington
- Gabriels
- Hogansburg
- Lake Clear
- Malone
- Moira
- North Bangor
- Owls Head
- Paul Smiths
- Rainbow Lake
- Saint Regis Falls
- Saranac Lake
- Tupper Lake
- Vermontville
- Whippleville
Hours, fees, requirements, and more for Franklin County
How do I get my forms?
Forms are available for immediate download after payment. The Franklin County forms will be in your account ready to download to your computer. An account is created for you during checkout if you don't have one. Forms are NOT emailed.
Are these forms guaranteed to be recordable in Franklin County?
Yes. Our form blanks are guaranteed to meet or exceed all formatting requirements set forth by Franklin County including margin requirements, content requirements, font and font size requirements.
Can I reuse these forms?
Yes. You can reuse the forms for your personal use. For example, if you have multiple properties in Franklin County you only need to order once.
What do I need to use these forms?
The forms are PDFs that you fill out on your computer. You'll need Adobe Reader (free software that most computers already have). You do NOT enter your property information online - you download the blank forms and complete them privately on your own computer.
Are there any recurring fees?
No. This is a one-time purchase. Nothing to cancel, no memberships, no recurring fees.
How much does it cost to record in Franklin County?
Recording fees in Franklin County vary. Contact the recorder's office at (518) 481-1681 and 1682 for current fees.
Have other questions? Contact our support team
New York Deed with Full Covenants
In New York, title to real property can be transferred from one party to another by executing a deed with full covenants. A deed with full covenants conveys fee simple interest in real property to the named grantee with the greatest assurance of title.
Deeds with full covenants are statutory under NY Real Prop. Law Section 258 Statutory Form A. This form includes specific covenants that the grantor holds title to the property and has good right to convey it; that the grantee "shall quietly enjoy the said premises," which means that the grantee has the right to use and enjoy the property without disturbance from claimants; that the property is free from encumbrances (with the exception of any noted in the deed); that the grantor will "execute or procure any further necessary assurance of the title"; and that the grantor will defend the title against all lawful claimants (NY Real Prop. Law Section 258 (Statutory Form A)).
A deed with full covenants offers the highest protection to the grantee (buyer), covering the entire ownership history, even preceding the time the grantor obtained title. This warranty is greater than that of a bargain and sale deed, which, at most, may contain a covenant against grantor's acts (that the property conveyed is without encumbrances made by the grantor). Deeds with full covenants also provide more surety than a quitclaim deed, which offers no warranties of title.
A lawful deed with full covenants includes 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 deed with full covenants must meet all state and local standards for recorded documents. It 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, then record it at the county clerk's office in the county where the property is located for a valid transfer. Contact the same office to confirm accepted forms of payment.
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, all conveyances, excluding deeds of oil and gas or mineral rights, require a Real Property Transfer Report. 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 county's requirements.
This article is provided for informational purposes only and is not a substitute for legal advice. Speak to an attorney with questions related to deeds with full covenants or any other issues associated with transfers of real property in New York.
(New York WD Package includes form, guidelines, and completed example)
Important: Your property must be located in Franklin County to use these forms. Documents should be recorded at the office below.
This Warranty Deed meets all recording requirements specific to Franklin County.
Our Promise
The documents you receive here will meet, or exceed, the Franklin 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 Franklin County Warranty Deed 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 - ( 4572 Reviews )
Angela L.
November 2nd, 2020
AWESOME!
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Connie G.
October 15th, 2019
This product makes it so much easier to understand and file forms that you might have to pay an attorney to do. All Counties have their own way of submitting forms and with Deeds you have the correct format.
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laura w.
March 7th, 2021
I found Deeds to be okay except I was hoping it would give me a title or deed to my house if I would have known I would have just got a warranty deed I probably would not have pay the money but it's still worth it
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Jose G. C.
October 2nd, 2020
It was OK but unfortunately useless. The jurisdictions are now requesting that documents such as Notices of Commencement not only be recorded at their offices, but also certified. This last service is not provided by Deeds, or at least I could not find it in your website and did not receive a response when I asked if you did. Thus, we are going back to traditional means of recording/certifying
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James C.
January 15th, 2021
Satisfactory. I was confused and somwhat lost on what to do and what I was getting.
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Donnajean L.
October 9th, 2024
The site is user friendly and uncomplicated.
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LINDA S.
November 11th, 2020
This was SO much easier than having to go down to the county recorder's office. I would definitely use this company again!
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TRACEY W.
April 18th, 2019
The system is very easy to use. I wasn't able to access what I needed but my fees were refunded without issue.
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HELEN F.
July 12th, 2019
Was straight to the point... Easy to read instructions... smooth process
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LEON S.
November 16th, 2019
recorded deed space to small for corrective deed requirement
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Janice T.
September 14th, 2020
The downloads were a great help in understanding of both what a Warranty Deed was and how to follow the steps as well as filling out the forms.
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Miles B.
June 15th, 2019
Fast, professional work at a great price.
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Erik H.
July 16th, 2020
tl;dr - Bookmarked and anticipating using this site for years to come. My justification for rating 5/5 1. Provide intuitive method for requesting property records. 2. Cost for records *seems reasonable. 3. They clearly state that interested parties could gather these records at more affordable costs through the county (which was more confusing for an inexperienced person such as myself). I mean, I appreciate and respect this level of honesty. *I didn't shop around too much because it was difficult for me to find other services that could deliver CA property records.
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Klint D.
October 2nd, 2020
Quick and easy
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Jessica F.
February 8th, 2020
Found exactly what I was looking for in a matter of minutes at a very reasonable fee.
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