Franklin County Deed Without Warranty (Corporation Grantor) Form

A corporation that holds Texas real property often wants to transfer it without standing behind the title. This form prepares a deed without warranty for a corporate grantor acting through an authorized officer under Chapter 5 of the Texas Property Code. The corporation grants, sells, and conveys the property to the grantee while excluding every warranty and the implied covenants that Property Code Section 5.023 would otherwise attach to those words of grant.

A deed, not a quitclaim

Texas courts draw a line between an instrument that conveys the property itself and one that merely releases the grantor's interest. An instrument that passes only right, title, and interest, if any, is treated as a quitclaim and can signal doubt about the grantor's title to a later purchaser or title examiner. This form uses words of grant to convey the property itself and then states expressly that no warranty attaches, so it operates as a true conveyance that declines to warrant title rather than as a release of whatever interest the grantor may hold. The Texas Supreme Court drew that distinction in Geodyne Energy Income Production Partnership v. Newton Corp., 161 S.W.3d 482 (Tex. 2005), and in Porter v. Wilson, 389 S.W.2d 650 (Tex. 1965).

Closing the Section 5.023 trap

Property Code Section 5.022 confirms that a warranty covenant is not required in a conveyance. Section 5.023 is where care is needed: it implies two covenants from the ordinary words of conveyance unless the deed expressly provides otherwise. A deed that simply omits a warranty clause and grants the property can still carry an implied covenant that the grantor has not previously conveyed the estate and an implied covenant that the estate is free from encumbrances, both actionable as if written. This form states in its conveyance section that those Section 5.023 covenants and any other title warranties arising by common law or by statute are excluded, so the words of grant carry no promise the parties did not intend.

A corporation signing through its officer

The grantor is a corporation organized in Texas or another state. Its power to convey Texas real property comes from Business Organizations Code Sections 2.101 and 10.251, subject to any approval its governing documents require. The authorized officer signs in the corporation's name and states a title; the officer certifies that the conveyance has been authorized by the corporation. The acknowledgment follows the statutory short form from Civil Practice and Remedies Code Section 121.008, naming the officer, title, corporation, and state of incorporation. Because the grantor is a corporation rather than a natural person, no homestead joinder question arises and the form carries no joining-spouse signature line.

Recording the deed in Texas

The deed is recorded with the county clerk of the county where the property is located, giving constructive notice to third parties under Property Code Section 13.001. Effective December 4, 2025, Local Government Code Section 191.010(b) requires a person presenting an instrument in person at the recording counter to show qualifying photo identification; the clerk copies the identification information, which is confidential, without charge. The deed reserves space at the top of its first page for the clerk's recording stamp and carries the Notice of Confidentiality Rights required by Property Code Section 11.008.

What the package includes

The package includes the blank deed as a fillable PDF, a completed example built on a realistic Bexar County fact pattern (a Texas corporation conveying commercial property to an LLC grantee), and a plain-language guide that walks through every section, the authority and no-warranty language, the corporate acknowledgment, and recording. The materials are informational and are not legal advice.