Miami County Gift Deed (LLC Grantor) Form

When the giver of Ohio real property is a limited liability company rather than a person, the gift deed changes shape: a company has no spouse to release dower, it signs through an agent whose authority comes from the company's own documents, and its notary certificate is a different statutory form. This Ohio Gift Deed (LLC Grantor) is the gift deed built for that giver. It recites one limited liability company as grantor, conveys for no consideration under Ohio Revised Code Chapters 5301 and 5302, and is signed by one member or manager on the company's behalf.

A company gives through its agent

A limited liability company is a separate legal entity under Section 1706.04 of the Ohio Revised Limited Liability Company Act and acts only through people. Section 1706.18 names the four sources of a person's power to bind the company: the operating agreement, the member direction rule of Section 1706.30, a statement of authority filed under Section 1706.19, and other law; Section 1706.30 requires the consent of all members for any act outside the company's ordinary course. The deed does not supply that authority; it recites it, and Section 5 carries the signer's signature, printed name, date, and title under a heading naming the company as grantor signing by its authorized member or manager.

The certificate names the company, not a spouse

Ohio prints a separate acknowledgment short form for a limited liability company in Section 147.55(C), and this deed carries it: acknowledged before me by a named member or manager with that person's title, of a named company, a limited liability company of a stated jurisdiction, on behalf of the company. One certificate follows the one signature block, and its venue lines record wherever the signer appears before the officer, in Ohio or elsewhere under Section 147.51(B).

Ohio keeps dower, the spouse's life estate in one third of real property under Section 2103.02, but land titled in a limited liability company belongs to the company, and a member's interest is personal property under Section 1706.34. This deed prints no marital-status recital, no spouse signature line, and no dower release.

The gift exemption that a company can reach

Under Section 317.22 the county auditor stamps a deed before the recorder accepts it, and the auditor reads the gift recital against Section 319.54(G)(3). The family gift exemption in division (d) covers gifts between spouses and between parent and child; a company is neither, so a company's gift to an individual pays the conveyance fee on the open-market value Section 319.202(D) assigns to a gift. Division (r) is the exemption an entity gift can reach: a transfer to or from a 501(c)(3) organization, without consideration and in furtherance of its charitable or public purposes, claimed on the DTE 100EX.

One company grantor, an open grantee block

The form is the limited liability company configuration of the Ohio gift deed. Its grantor section recites exactly one company, by name, jurisdiction of organization, and mailing address, with no selector and no second grantor. Its grantee section is an open block for one or two grantees, natural persons or an entity, with room for the words that decide how two grantees hold title, from the Section 5302.19 tenancy in common to the survivorship tenancy the Section 5302.17 words create. A family holding company passing a lot to two relatives as survivorship tenants, and a company donating land to a nonprofit, present the patterns this deed recites. The form is not set up as a conveyance by a natural person, a corporation, a partnership, a trustee, or an attorney in fact, or to three or more grantees.

Quitclaim effect on three recorded pages

The deed grants, the Section 5302.03 word of conveyance, without covenants of any kind on the part of the grantor, the effect Section 5302.11 gives the statutory quitclaim form, so the grantee takes the company's interest with no promise about title. It carries the grantee's tax-mailing address and Prior Instrument Reference under Section 319.20, the Section 5301.25(B) survey statement, and the Section 317.111 preparer statement, laid out to the Section 317.114 margins and type size on three recorded pages.

The package includes the fillable deed, a completed example for a Hamilton County gift by an Ohio limited liability company to two grantees as survivorship tenants, and the guide that walks through every section, the signer's authority, the auditor's conveyance-fee statement, and recording. This description and the form describe Ohio law in general terms only and are not legal advice.