Franklin County Limited Warranty Deed (LLC Grantor) Form

When an Ohio limited liability company conveys real property, the person who signs the deed owns nothing that is being conveyed: a member, manager, or officer signs for it. This fillable Ohio limited warranty deed is built around that signature, under Ohio Revised Code Sections 5302.07 and 5302.08, for one LLC grantor conveying to one or two grantees, with a single representative signature block and the limited liability company acknowledgment certificate of Section 147.55(C).

One signature, made on behalf of the company

Section 1706.18 of the Ohio Revised Limited Liability Company Act provides that no person has the power to bind a company except as authorized under the operating agreement, under the members' direction of its affairs under Section 1706.30(A), under a statement of authority filed under Section 1706.19, or under other law. The signature section is written for that signer: a heading reading SIGNED ON BEHALF OF THE GRANTOR BY, the signature line, and blanks for the printed name, the date, and the signer's title. Section 1 identifies the company by name, jurisdiction of formation, and mailing address, and carries a fixed sentence stating that the signer acts in a representative capacity, not individually, and is authorized to execute and deliver the deed for the company. The operating agreement, a resolution, or a filed statement of authority, which Section 1706.19(C) makes conclusive in favor of a person giving value in reliance on it, stays outside the deed itself.

The certificate a company signer acknowledges under

Ohio prints distinct statutory acknowledgment short forms for an individual and for a limited liability company. This deed carries the company form, Section 147.55(C), which names the signer and title, the company, and its jurisdiction of formation, and closes on behalf of the limited liability company. The venue, date, signature, printed name, seal, and commission expiration lines Section 147.542(F) calls for are all there, and an acknowledgment taken in another state before an officer Section 147.51(B) recognizes has the same effect in Ohio.

No dower release, because the grantor is a company

The statutory form in Section 5302.07 prints a marital status blank and a sentence by which the grantor's spouse releases dower. Neither appears on this deed. Dower under Section 2103.02 is a life estate in real property of which a spouse was seized; under Section 1706.04 the company is a separate legal entity, and under Section 1706.34 a member's interest in it is personal property. The signer's marital status is not entered anywhere, and there is no spouse signature line. Section 5302.01 provides that the statutory forms may be altered as circumstances require, and those are the alterations here.

What the company promises

The operative words are the statute's own: the grantor grants, with limited warranty covenants, a phrase Section 5302.08 reads as a covenant against encumbrances made by the grantor and a warranty against persons claiming by, through, or under the grantor, but against none other. The grantee section receives one or two grantees with any designation of how they take title, such as the Section 5302.17 survivorship words the completed example uses.

Configuration

The form recites exactly one grantor, a limited liability company, domestic or foreign, acting through one signer, with one signature block and one acknowledgment certificate. A company selling a rental house, a single-member company distributing a parcel to its member, and a developer conveying a finished lot present the pattern this deed recites. The form is not set up as a conveyance by an individual, a corporation, a partnership, a trustee, or an attorney-in-fact, nor for two companies or two signers on one deed, nor for three or more grantees.

Auditor first, then recorder

The deed carries the grantee's tax-mailing address and prior instrument reference Section 319.20 calls for before the county auditor transfers the parcel, and the preparer's name Section 317.111 requires. The grantee submits the DTE 100 conveyance fee statement, or the DTE 100EX where a Section 319.54(G)(3) exemption applies, and the auditor's stamp and transfer endorsement under Section 317.22 precede recording. The deed is three recorded pages in the Section 317.114 format and records at the statewide base fee of forty-two dollars under Sections 317.32 and 317.36 before any county surcharge.

The package contains the fillable deed, a completed example for a Hamilton County fact pattern, and a guide covering each section, the signer's authority under Chapter 1706, and the recording process. This description and the guide describe the form and the governing Ohio statutes in general terms and are not legal advice.