Miami County Quitclaim Deed (Corporation Grantor) Form

An Ohio corporation conveys real property through a signature its directors stand behind, and the deed records the office it came from. One corporation stands as grantor on this form, which follows the statutory quit-claim language of Ohio Revised Code Section 5302.11 and adds what a corporate conveyance needs: the corporate name and state of organization, a numbered section for the corporate action, and a signature block for the officer's name and office.

Which office signed, and what the directors decided

Chapter 1701 of the Revised Code answers both. Section 1701.13(F)(1) places the power to hold, encumber, sell, exchange, transfer, and dispose of property of any description in the corporation itself, so the entity conveys and no shareholder joins the deed. Section 1701.64 supplies the offices, a president, a secretary, a treasurer, and any vice-presidents the corporation elects, and makes an officer's authority what the directors determined, unless the articles or the regulations provide otherwise. Ohio Title Standard 3.11 reads a corporate deed the same way: an examiner does not question a signing officer's authority absent known facts creating doubt.

The corporate action the record shows

Section 8 takes that action: a directors' resolution with its date, or the governing-document provision an office relies on. Where the conveyance forms part of a disposition of all, or substantially all, of the corporation's assets outside the usual and regular course of business, Section 1701.76(A)(1) calls for authorization by the directors and by holders of two-thirds of the voting power at a meeting held for that purpose, or another proportion the articles permit. Section 1701.76(E) drops the shareholder step once a resolution of dissolution is adopted under Section 1701.86. One parcel sold in the ordinary course sits outside the section altogether, so the deed names its authority rather than assuming it.

No dower line, no seal line

Two entries Ohio deeds often carry are absent. Dower under Section 2103.02 is a life estate in one third of real property a spouse was seized of as an estate of inheritance during a marriage, an interest arising through a married individual owner, so a corporate grantor states no marital status and releases nothing. Section 1701.13(B) lets a corporation adopt and use a corporate seal while providing that failure to affix it does not affect the validity of any instrument, so no seal notation sits on the signature page. Capacity does appear: Section 10 recites that the officer signs for the corporation in the stated office, not individually.

What a quit-claim moves out of a corporation

The operative words belong to the statute. A deed in substance following Section 5302.11 carries the force and effect of a fee simple conveyance without covenants of any kind, and Section 5302.03 confirms that the word grant implies none, so a grantee takes the corporate interest exactly as the record leaves it, recorded mortgage and easement attached. A manufacturer conveying a surveyed remnant strip to its industrial neighbor after a plant sale, and a corporation releasing whatever interest an old deed left in its name, present the corporate grantor record this deed recites. It answers searches for a quit claim deed, for the hyphenated quit-claim spelling Ohio's code prints, and for a corporate property transfer. One corporation and one signing officer appear on its face; where governing documents call for two officers, Section 1701.64 bars an individual holding two offices from acting in both capacities.

Two counters, in order

The auditor sees an Ohio deed before the recorder does. Form DTE 100, or DTE 100EX where an exemption applies, travels with it under Section 319.202; the auditor charges ten cents per hundred dollars of value under Section 319.54(G)(3), collects any county transfer tax levied under Chapter 322, reads the two entries Section 319.20 requires, and endorses the transfer, which Section 317.22 makes a condition of recording. The recorder's charge runs thirty-four dollars covering two pages and eight for each page after, under Sections 317.32 and 317.36, and the layout tracks Section 317.114 so the twenty dollar nonstandard charge stays out.

Three files arrive with the purchase: the Ohio quitclaim deed for a corporation grantor as a fillable PDF, a completed example built on a Stark County conveyance by an Ohio manufacturer, and a plain language guide to the numbered entries, the Chapter 1701 authority rules, the ways an Ohio grantee may hold title, and the county steps. The package describes Ohio law and this form generally rather than applying it to a particular corporation, and it is not legal advice.