Sherman County Deed Without Warranty Form
Last validated September 3, 2026 by our Forms Development Team
Sherman County Deed Without Warranty Form
Fill in the blank Deed Without Warranty form formatted to comply with all Texas recording and content requirements.

Sherman County Deed Without Warranty Guide
Line by line guide explaining every blank on the Deed Without Warranty form.

Sherman County Completed Example of the Deed Without Warranty Document
Example of a properly completed Texas Deed Without Warranty document for reference.
All 3 documents above included • One-time purchase • No recurring fees
Immediate Download • Secure Checkout
Additional Texas and Sherman County documents included at no extra charge:
Where to Record Your Documents
Sherman County & District Clerk
Stratford, Texas 79084
Hours: 8:00am to12:00 & 1:00 to 5:00pm M-F
Phone: (806) 366-2371
Recording Tips for Sherman County:
- Bring your driver's license or state-issued photo ID
- Ask about their eRecording option for future transactions
- Avoid the last business day of the month when possible
- Leave recording info boxes blank - the office fills these
- Recorded documents become public record - avoid including SSNs
Cities and Jurisdictions in Sherman County
Properties in any of these areas use Sherman County forms:
- Stratford
Hours, fees, requirements, and more for Sherman County
How do I get my forms?
Forms are available for immediate download after payment. The Sherman County forms will be in your account ready to download to your computer. An account is created for you during checkout if you don't have one. Forms are NOT emailed.
Are these forms guaranteed to be recordable in Sherman County?
Yes. Our form blanks are guaranteed to meet or exceed the applicable formatting requirements used for recording in Sherman County, including margin requirements, font requirements, and other layout standards. This guarantee applies to formatting, not to the legal sufficiency of information entered by the user or the suitability of a form for a particular transaction.
Can I reuse these forms?
Yes. You can reuse the forms for your personal use. For example, if you have multiple properties in Sherman County you only need to order once.
What do I need to use these forms?
The forms are PDFs that you fill out on your computer. You'll need Adobe Reader (free software that most computers already have). You do NOT enter your property information online - you download the blank forms and complete them privately on your own computer.
Are there any recurring fees?
No. This is a one-time purchase. Nothing to cancel, no memberships, no recurring fees.
How much does it cost to record in Sherman County?
Recording fees in Sherman County vary. Contact the recorder's office at (806) 366-2371 for current fees.
Questions answered? Let's get started!
In 2021 the Texas Legislature put a four year clock on the quitclaim deed. Property Code Section 13.006 provides that once a recorded quitclaim passes its fourth anniversary, it no longer bears on the good faith of a later purchaser or creditor and is no longer notice of an unrecorded conveyance, transfer, or encumbrance. It says nothing about the instrument this form prepares: a deed without warranty conveys the land itself and simply declines to promise anything about the title.
Why the disclaimer has to be written out
Property Code Section 5.022 prints a general warranty form, then adds that a covenant of warranty is not required and that any clause or form not in contravention of law may be used. Texas prints no statutory form for this deed, so it is built inside that permission, and Section 5.023 is why care is needed. Unless the conveyance expressly provides otherwise, the words grant and convey imply two covenants: that the grantor has not already conveyed the estate to someone else, and that the estate is free from encumbrances. Both are actionable as though written into the deed, so a document captioned without warranty that grants and conveys, and stops there, still carries them. Section 10 is the express provision otherwise, naming and excluding both statutory covenants and every other title covenant arising at common law or by statute.
A conveyance of the land, not of a claim
Texas courts read an instrument whole to decide whether it passes the property or only whatever the signer happens to hold, the test applied in Geodyne Energy Income Production Partnership v. Newton Corp., 161 S.W.3d 482 (Tex. 2005), which followed Porter v. Wilson, 389 S.W.2d 650 (Tex. 1965). Language confined to right, title, and interest reads as a release. This deed grants, sells, and conveys the Property, adds a habendum running to the grantee and the grantee's heirs, successors, and assigns, and says in the same section that it passes the Property itself. The no warranty deed, as buyers often search it, moves title the way a warranty deed does and backs it the way a quitclaim does, which is not at all.
One or two names on each side
This is the base configuration of the Texas deed without warranty. The grantor block and the grantee block are free-form and four lines deep, and each holds one or two natural persons signing in their own capacity, with whatever status or vesting words the parties supply; nothing about marital status, capacity, or co-ownership is preprinted. Two signature blocks appear, headed GRANTOR and SECOND GRANTOR (if applicable), each with its own acknowledgment certificate, so two signers may acknowledge on different dates before different notaries, and a conveyance by one grantor leaves the second block and its certificate blank. Partition among cotenants, a strip squared up between adjoining owners, and a resale of land taken at tax foreclosure are patterns that appear in the record with one or two people on each side. Conveyances by a company, a trustee, an agent under a power of attorney, or three or more owners on one side follow other execution patterns.
Texas marital property reaches the signature lines
Two rules can add a signature. Family Code Section 5.001 provides that neither spouse may sell, convey, or encumber the homestead without the other's joinder, whether the homestead is community property or one spouse's separate property, and this deed is a present conveyance. Family Code Section 3.102(c) does independent work: community property that is not sole management property is subject to the joint management, control, and disposition of both spouses.
At the county clerk's window
Recording where the land lies is what makes the conveyance effective against creditors and later purchasers under Property Code Section 13.001. The form is letter size, opens with the Section 11.008 notice of confidentiality rights in bold capitals, sets every line of type at 12 point, and leaves the top two and one half inches of page one open for the clerk's stamp. Section 11.003 contemplates a grantee mailing address, and an instrument filed without one draws a higher fee rather than a rejection.
The package contains the blank deed as a fillable PDF, a completed example built on a Harris County fact pattern in which two people convey a platted lot to two buyers taking as tenants in common, and a plain language guide covering the statutes, every numbered section, signing, and recording. The materials are informational and are not legal advice.
Important: Your property must be located in Sherman County to use these forms. Documents should be recorded at the office below.
This Deed Without Warranty meets all recording requirements specific to Sherman County.
Our Promise
The documents you receive here are guaranteed to meet or exceed the applicable Sherman County recording format requirements. If there is a rejection caused by our formatting, we will correct the issue or refund your payment. This guarantee applies to document formatting only and does not extend to information entered by the user, the selection of the form, or the legal effect of the completed document.
Save Time and Money
Get your Sherman County Deed Without Warranty form done right the first time with Deeds.com Uniform Conveyancing Blanks. At Deeds.com, we understand that your time and money are valuable resources, and we don't want you to face a penalty fee or rejection imposed by a county recorder for submitting nonstandard documents. We constantly review and update our forms to meet rapidly changing state and county recording requirements for roughly 3,500 counties and local jurisdictions.
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August 8th, 2023
I guess I got what I paid for. The site said I would be able to download blank PDF forms that I could fill out on my computer. I expected fillable forms, like I download for taxes. Instead the forms I got could only be completed by using Adobe Sign and Fill tools. These are much harder to use than fillable forms.
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Earnest K.
January 8th, 2025
I used the "personal representative's deed." There were a few errors, after I went to record it at the county recorder's office. For #7, it should've stated "The estate of Joe Schmoe, hereby grants Mr. Personal Representative....." instead of, "I Mr. Personal Representative, as personal representative, hereby grant to personal representative...." The person at the recorder's office said you cannot state "you are granting property to yourself." Just fix that, and everything else is fine.
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October 14th, 2020
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July 18th, 2020
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May 20th, 2019
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June 26th, 2022
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December 27th, 2018
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