Washington County Quitclaim Deed (LLC Grantor) Form

A limited liability company cannot pick up a pen. Rhode Island land held in a company name moves under a deed carrying two identities on the granting side, and this quitclaim deed is configured for that pair: one company grantor, one authorized signer, one acknowledgment certificate.

Where a company gets its power to convey

Section 7-16-4 of the Rhode Island Limited Liability Company Act answers the first question a title reader asks about an entity deed. Paragraph (4) covers the power to sell, exchange, transfer, convey, mortgage, and otherwise dispose of the company's property; paragraph (5) covers the power to acquire, own, hold, and use any interest in real property wherever situated. Title stands in the company, not in its members, and the company conveys in its own name. Section 1 prints that name with the jurisdiction of organization beside it, and Section 7-16-49 has a company organized elsewhere register with the secretary of state before transacting business here.

Which person signs, and under what

Chapter 7-16 locates the signature. Section 7-16-14 supplies the default, management by the members unless the articles of organization or a written operating agreement place it with managers; Section 7-16-15 governs managers and Section 7-16-20 is titled Agency power of managers; and Section 7-16-2(2) defines an authorized person as a person, member or not, authorized by the articles, by an operating agreement, or otherwise to act for the company. The form answers with two short sections rather than one recital: Section 2 takes the signer's name and capacity, Section 3 the source of that authority by name and date. Nothing in Chapter 7-16 conditions the deed on recording an authority document, so the deed states the source and the company's own records hold it.

A covenant measured by one owner's tenure

Rhode Island's quitclaim deed is a covenant instrument. Section 34-11-12 supplies the statutory form carrying the phrase with quitclaim covenants, and Section 34-11-18 fills that phrase in: the grantor warrants against lawful claims of persons claiming by, through, or under the grantor, and no one else. For a company grantor the line falls at the company's own period of ownership. A mortgage the company granted sits inside the covenant; a defect predating the company's purchase sits outside it. Section 34-11-26 explains why the phrase carries the weight, the words grant, grantor, and grantee implying no warranty here, and Section 34-11-27 measures the transfer at whatever estate the company owns at signing.

One signature, one certificate, thirteen sections

The form recites exactly one grantor, a limited liability company, and one authorized person signing for it and not individually, with a printed name beneath the signature line as Section 34-11-1.1 contemplates and one certificate carrying the substance Section 34-12-1 describes: the person known to the officer, known to be the party executing the instrument, acknowledging it as the free act and deed of the company. The conveyance section states that no individual interest of the signer passes. Ownership patterns reaching the land evidence records in this shape include a holding company selling a rental property, a company distributing a lot to its members, and a company deeding a parcel to an affiliate. Structures this deed does not recite include two entities conveying together, an individual signing for that owner's own account, and a trustee or corporation, each stating a different kind of authority.

Taxed by classification, recorded by town

No entity exemption exists. Section 44-25-2 runs to government grantors and a few project specific categories, so a company's sale pays conveyance tax at $3.75 for each $500 of consideration, with a second tier at that rate on residential consideration above $824,000 for 2026. Federal tax classification does the work elsewhere: the Division of Taxation's instructions for nonresident real estate withholding set that rate at six percent for a company taxed as a partnership and seven percent for one taxed as a corporation, so the label LLC decides nothing there. Recording is municipal, one city or town clerk and no county office in the state. Searchers reach it as an LLC quit claim deed, a company quitclaim deed, or a deed out of an LLC.

Three files come with the purchase: the blank deed as a fillable PDF, an example completed for a Middletown conveyance by a Rhode Island company, and a plain language guide covering the thirteen sections, the acknowledgment, the taxes, and recording with the town clerk. These materials describe Rhode Island law in general terms and are informational only; they are not legal advice.