Franklin County Deed Without Warranty (LLC Grantor) Form

A Texas deed without warranty conveys real property while withholding every promise about the state of the title. This form prepares that conveyance for a limited liability company grantor, using the operative words grants, sells, and conveys to pass the property itself while stating expressly that it carries no warranty. It sits between a warranty deed, which stands behind the title, and a quitclaim, which releases only whatever the grantor holds.

How the no-warranty clause works

Texas Property Code Section 5.022 confirms that a covenant of warranty is not required and lets a conveyance use any clause not in contravention of law. The covenants that would otherwise attach come from Section 5.023: the words grant or convey imply that the grantor has not already conveyed the estate to someone else and that the estate is free from encumbrances, unless the conveyance expressly provides otherwise. This deed provides otherwise in plain terms, disclaiming those two statutory covenants and any common law or other warranty of title. The grantee takes whatever interest the company holds, subject to every matter then affecting title.

A conveyance, not a quitclaim

The distinction matters in Texas. Courts read a deed as a whole to decide whether it conveys the property or only the grantor's right, title, and interest; language limited to right, title, and interest is treated as a quitclaim. This form conveys the Property with words of grant and states expressly that it conveys the Property itself, so it operates as a deed that passes title while declining to warrant it. That difference can affect how later purchasers and title examiners treat the instrument.

Signing for the company

Because the grantor is an entity, an authorized person signs for it. Texas Business Organizations Code Section 101.254 makes each governing person and each officer or agent with authority an agent of the company, and an agent's execution of a conveyance in the company's name in the ordinary course of business binds the company. A manager, member, officer, or other authorized agent signs in the company's name and shows the capacity on the signature line. The acknowledgment uses the Texas statutory short form for a limited liability company under Civil Practice and Remedies Code Section 121.008. A company has neither a spouse nor a homestead, so no spousal joinder applies.

Recording in Texas

The deed is recorded with the county clerk of the county where the property is located, which gives notice to third parties: under Property Code Section 13.001 an unrecorded conveyance is void as to a later purchaser for value without notice. The form is letter size, reserves space at the top of the first page for the clerk's stamp, and carries the confidentiality notice described in Property Code Section 11.008. Senate Bill 16 added a photo identification requirement at the recording counter for instruments filed in person on or after December 4, 2025.

What the package includes

The package includes the blank deed as a fillable PDF, a completed example filled in for a realistic Denton County fact pattern, and a plain-language guide that walks through each section, the authority and no-warranty language, the acknowledgment, and recording. The materials are informational and are not legal advice. The Texas General Warranty Deed, Special Warranty Deed, and Quitclaim Deed each recite a different set of title covenants.