Cooke County Deed Without Warranty (Corporation Grantor) Form

A Texas deed without warranty lets a corporation convey real property it owns while promising nothing about the state of the title. It sits between the two familiar deeds: it conveys the property itself, the way a warranty deed does, but it carries no warranty of title, the way a quitclaim carries none. This form prepares that deed for a corporate grantor signing through an authorized officer.

Conveyance without a promise of title

The defining feature is what the deed leaves out. A corporation that signs this deed grants, sells, and conveys the property to the grantee, but it makes no covenant that it owns clear title, that the title is free of encumbrances, or that it will defend the title against anyone. The grantee accepts whatever title the corporation actually holds, and the risk of a defect rests with the grantee. That posture appears where the extent of the grantor's interest is uncertain, or where the corporation will convey only on the condition that it takes on no title liability, and the price usually reflects who carries the risk.

Why the exclusion has to be express

Texas Property Code Section 5.023 provides that the words grant or convey imply limited covenants of title unless the conveyance expressly provides otherwise, and it lets a grantee sue on an implied covenant as if it had been written into the deed. A deed that simply omits a warranty clause does not escape those implied covenants. This form excludes them in so many words, stating in its conveyance section that the Section 5.023 covenants, and any other title warranties arising by common law or by statute, are excluded.

Conveying the property, not just an interest

There is a line between a deed without warranty and a quitclaim, and Texas courts draw it by asking whether the granting language conveys the property itself or only the grantor's rights. A deed that passes only all right, title, and interest, with no warranty, has been treated as a quitclaim. To stay on the conveyance side of that line, this form conveys the Property with words of grant and then excludes the warranties separately, rather than conveying merely the corporation's right, title, and interest.

A corporation signing through its officer

The grantor is a corporation, formed in Texas or elsewhere, that holds Texas real property. Its power to convey comes from Business Organizations Code Sections 2.101 and 10.251, subject to any approval its governing documents require, and it acts through an authorized officer who signs in the corporation's name and states a title. The acknowledgment uses the statutory corporate short form from Civil Practice and Remedies Code Section 121.008, naming the officer, the title, the corporation, and its state of incorporation. Because the grantor is a corporation rather than a natural person, no homestead question arises and the form carries no joining-spouse signature line.

The deed is recorded with the county clerk of the county where the property is located. The package includes the blank form as a fillable PDF, a completed example built on a realistic Bexar County fact pattern, and a plain language guide that walks through every section and describes how the deed differs from the general warranty, special warranty, and quitclaim forms. The materials are informational and are not legal advice.