Franklin County General Warranty Deed (Individual Grantor) Form

The Texas general warranty deed is the instrument a property owner uses to convey real estate during life while making the broadest promise of title that Texas law recognizes. On this deed the grantor conveys the property to the grantee and binds the grantor and the grantor's heirs and successors to warrant and forever defend the title against every person lawfully claiming it, except as to the reservations and exceptions stated in the deed. This package prepares that deed for a single individual grantor, with a fillable form, a completed example, and a section by section guide.

What a general warranty promises

A general warranty reaches back through the entire chain of title. The covenant is not limited to claims arising from the grantor's own acts; it defends against defects that may have originated with any prior owner. Texas Property Code Section 5.022 supplies the statutory warranty language, and Section 5.023 adds two implied covenants that ride the words grant and convey: that the grantor has not previously conveyed the same interest, and that the property is free from encumbrances. A general warranty deed retains those implied covenants rather than disclaiming them, layering them beneath the express warranty.

What the form covers

The deed is organized into numbered sections that track the order of a recorded Texas conveyance:

• Grantor and grantee identification, with marital status and the form of co-ownership among multiple grantees
• The legal description of the property and its street address
• The source of title, identifying the recorded instrument by which the grantor holds
• Reservations and exceptions, which carve matters out of both the conveyance and the warranty
• The consideration recital and the operative conveyance and warranty language
• A homestead joinder paragraph for the spouse of a married grantor under Texas Family Code Section 5.001

Signing and recording

The grantor signs before a notary public, and a married grantor conveying homestead property signs together with the joining spouse. The deed carries two signature blocks and two acknowledgment certificates so that both signatures are properly notarized. After signing, the deed is recorded with the county clerk of the county where the property is located. The confidentiality notice required by Property Code Section 11.008 appears at the top of the first page, and 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 contains a blank fillable deed, a completed example showing every field filled in, and a guide that explains each section, the governing statutes, and the recording process in plain language. The guide also describes how the general warranty deed compares with the Texas deed without warranty, the Texas quitclaim deed, and the Texas gift deed forms, so the operative differences among the lifetime conveyance instruments are clear. The materials are informational and are not legal advice.