Osage County Quitclaim Deed (LLC Grantor) Form

The grantor on this Oklahoma quitclaim deed is a limited liability company, and the signature that moves the property belongs to a person who owns none of it. Section 1 names the company and its state of organization, Section 2 records the signer, the capacity, and the authority relied on, and Section 12 closes with the company name above one signature line. Whatever interest the company holds crosses to the grantee released rather than warranted, on the quitclaim pattern of 16 O.S. Sections 18 and 41.

The word Oklahoma puts in the capacity blank

Two sections of the Oklahoma Limited Liability Company Act decide who signs. Under 18 O.S. Section 2019.1(A), title to company property held in the company name may be transferred by an instrument executed by any manager in the company name, and 18 O.S. Section 2019(B) makes such an instrument binding on the company when one or more managers executes it. Companies that run without designated managers are not left out: 18 O.S. Section 2015(A) deems the members to be managers, then adds the line the capacity blank must reckon with, that a member signing on behalf of the company signs as a manager. Section 2019.1(C) shows the stake: the company may recover property a person conveyed without authority, except from a transferee who gave value without notice.

An entity grantor, and the homestead question that never arises

Most Oklahoma deeds answer a marriage question first: 16 O.S. Section 4, carrying Article XII, Section 2 of the Oklahoma Constitution, invalidates a deed relating to a married couple's homestead unless both spouses subscribe it, and 31 O.S. Sections 1 and 2 build that exemption around the home of the family. A company has no spouse and no family, so this form carries no joinder block and no marital statement, and the space goes to entity facts: registered name, state of organization, signer, capacity, authority. A company winding up and deeding a parcel out to its members, and a company releasing whatever interest it holds in a tract to settle a competing claim, present the entity-grantor pattern this deed recites.

What a quitclaim carries out of a company

The operative sentence uses the statutory words, do hereby quitclaim, grant, bargain, sell and convey, and drops the warranty language of 16 O.S. Section 40. Section 18 sets the reach, all the right, title, and interest of the maker in the premises, and the covenants of 16 O.S. Section 19 never arise. The mortgage the company signed stays put, with the easements, restrictions, severed minerals, and unpaid taxes. Section 8 lists such matters for information, and the deed states on its face that a listing or omission creates no covenant or warranty. Searches for a quit claim deed, quick claim deed, or LLC property transfer land here.

A certificate written for a signer in a capacity

One person signs, so one notarial certificate follows, in the representative-capacity form of 49 O.S. Section 119(2): acknowledged before the officer by a named person, as a stated type of authority, of the party on behalf of whom the instrument was executed. The by-line holds a name, a capacity, and the company. 49 O.S. Section 112 defines such an acknowledgment to include the declaration that the signer had proper authority and acted for the entity. No subscribing witness is needed under 16 O.S. Section 2.

The stamp paragraph reads differently in this direction

Documentary stamp tax attaches under 68 O.S. Section 3201 above $100 of consideration or value, at seventy-five cents per $500, and Section 9 takes the computed tax or the exemption ground. Direction matters. Paragraph 4 of 68 O.S. Section 3202 runs from a person to a company owned by that person and close relatives, and Paragraph 9 covers deeds made pursuant to company mergers, so a conveyance the other way answers on its own facts. The Tax Commission rule at OAC 710:30-1-9 lists conveyances without consideration among transfers the tax leaves alone. Under Section 10 and 60 O.S. Section 121, the affidavit belongs to the party taking title, not to the company signing. Pages follow 19 O.S. Section 298 as SB57 amended it in 2024: 2 inch top margins on every page.

The download delivers the fillable deed, a completed example worked through a Logan County parcel sold by an Oklahoma company, and a plain language guide to the twelve numbered sections, the notarial mechanics, and the recording steps. The materials describe Oklahoma law in general terms and are not legal advice.