Sherman County Quitclaim Deed (LLC Grantor) Form

A limited liability company conveys Oregon land on one signature, and ORS 63.140 fixes what that signature is worth to the person across the closing table: unless the articles of organization limit their authority, a member of a member managed company or a manager of a manager managed company may sign and deliver any instrument transferring or affecting the company's interest in real property, and the instrument is conclusive in favor of anyone who gives value without knowing of a shortfall in that authority. This Oregon quitclaim deed is drafted around that rule, with one limited liability company as its Grantor.

Signing power and authority to act are two questions

An entity deed lives on the difference. Signing power is broad, handed to the member or the manager according to how the company is managed. Authority is narrower: an act of a manager that is not apparently for carrying on the ordinary course of the company's business binds the company only if it was authorized under ORS 63.130, and ORS 63.130(4)(d) calls for the consent of a majority of the members, unless the articles or an operating agreement say otherwise, before a transfer of all or substantially all of the company's property. Where the parcel being released is close to everything the company owns, that consent matters, and it lives in the company's records rather than on the face of the deed.

The limited liability company configuration

Section 1 takes the company name as it stands in the public record, carrying the words limited liability company or the abbreviation L.L.C. or LLC that ORS 63.094(1) requires, with a second blank for the state whose law the company was organized under, which separates it from a similarly named company formed elsewhere. Section 9 prints the company name above one signature line and takes the title of the signer, member or manager, on its own blank. One acknowledgment certificate follows, in the representative capacity pattern of ORS 194.285(2): the individual, the type of authority, and the company on whose behalf the record was executed. A company moving a parcel to an affiliate under common ownership, a company deeding property to the individual who is its sole member as its affairs are wound up, and a company releasing a doubtful strip that clouds a neighbor's title all present the single company pattern this deed recites. The form recites exactly one company as Grantor signing through one member or manager; a corporation, a limited partnership, an individual owner, a trustee or personal representative, and an attorney in fact each draw on a different source of authority, and each takes signature and certificate wording this form does not carry.

What a company can pass, and what stays behind

ORS 93.865(2) measures the statutory operative words against whatever the company actually holds: legal or equitable title at the date of the deed passes, nothing acquired later passes, and no covenant or warranty of title is given. That measure carries more weight for an entity than for an individual, because company title is often partial by design, a half interest contributed at formation or an undivided share from a syndicated purchase, and a quit claim deed moves exactly that share. Financing is untouched: the trust deed, the judgment lien, the recorded easement, and the note the company signed all stay where they were.

Page one, and the counter where fees moved

ORS 205.234 sets what page one of an Oregon instrument carries, and this deed is laid out to that list, beneath a two inch band held clear for the county recording label. Filing goes to the clerk of the county where the land lies, because ORS 93.640 measures priority from the record. Recording cost is a county figure, and several counties reset theirs effective the first of July in 2026, after Oregon Laws 2025 chapter 98 removed the cap on the county Public Land Corner Preservation fee.

The download holds the fillable deed, a completed example prepared for a Jackson County transfer between two commonly owned companies, and a plain language guide covering each numbered section, the certificate, and the recording steps. The guide also describes the evidence a purchaser or title company asks for, the operating agreement, a member or manager consent, or a certificate of existence from the Secretary of State business registry, each obtained separately and none of it part of this package. The materials describe Oregon law in general terms and are not legal advice.