Luzerne County Quitclaim Deed (LLC Grantor) Form

A limited liability company cannot hold a pen, so a Pennsylvania quitclaim deed released by one answers a question no individual owner's deed raises: who signs for the company, and under what authority. The form is arranged around that answer. The grantor is an LLC holding record title, a numbered section collects the signer's name, that individual's title in the company, and the source of the authority relied on, and the release passes whatever interest the company owns, with no warranty of title.

Authority is decided inside the company

Pennsylvania answers the who-signs question in the Pennsylvania Uniform Limited Liability Company Act of 2016, 15 Pa.C.S. Chapter 88, not on the face of a deed. Under 15 Pa.C.S. Section 8847, a company is member-managed unless its operating agreement provides otherwise, management is vested in the members, and an act outside the ordinary course of the company's activities and affairs may be undertaken only with the affirmative vote or consent of all members. In a manager-managed company, a matter is decided exclusively by the manager, or by a majority where there is more than one. A real estate release by a company whose business is something else can sit on the outside-the-ordinary-course side of that line, which is why the form asks for the source of authority.

Authority a Pennsylvania company can put on record

Chapter 88 also offers an option most owners never encounter. Under 15 Pa.C.S. Section 8832, a company may file a certificate of authority with the Department of State stating the authority of everyone holding a named position, or of one named person, to transfer real property held in the name of the company. Subsection (f) supplies the county-level consequence: where a certified copy of the granting certificate is recorded in the office of the recorder of deeds for the county in which the property is located, the grant is conclusive in favor of a person that gives value in reliance on it without knowledge to the contrary, subject to the exceptions that subsection lists. Subsection (g) runs the other direction, treating a recorded limitation as known to everyone. That certified copy is its own instrument, recorded separately from this deed and not included in this package.

One company, one signer, a representative certificate

The architecture is narrow on purpose. The grantor block names the company, its state of organization, and its address. One signature line follows, with a printed name and date, and then one certificate written for a signature made in a representative capacity, the substance 57 Pa.C.S. Section 316(2) supplies for a record acknowledged by an individual who represents authority to act for a named party. Company releases of this shape recur in Pennsylvania record rooms: a company passing a parcel back to the member who contributed it, a holding company releasing an undivided interest to the co-owner buying it out, and a company that took title under a former name releasing to the successor entity. The form recites one company acting through one authorized signer; a release by two companies in one instrument follows an execution architecture this quit claim deed does not print.

An entity is a stranger to its own members at the tax window

Realty transfer tax treats a company and its owners as separate parties. Under 61 Pa. Code Section 91.154(a), entities are separate from their members, and transfers of title to real estate between entities and their members are fully taxable unless otherwise excluded, parent and subsidiary transfers included. The exclusion reached for on a release to the company's own owner, 61 Pa. Code Section 91.193(b)(13), carries its own conditions, among them that the grantee's interest in the entity matches the interest in the real estate conveyed. Under 61 Pa. Code Section 91.164 the label decides nothing: a quitclaim deed is taxable upon the same basis as another deed if an actual conveyance of real estate occurs, at the 1 percent state rate plus the local rate.

Recording happens at the county recorder of deeds, and the form is built for that counter: prepared-by and return-to blocks at the upper left of page one, a parcel identifier entry, and a closing certificate of the grantee's residence and complete post office address. The download holds a blank fillable deed, a completed example following a Lehigh County company release, and a guide to the twelve sections, the authority rules, notarization, transfer tax, and county recording. This package describes Pennsylvania law in general terms and is not legal advice.