Stephens County Special Warranty Deed (Joint Grantors) Form
Last validated July 21, 2026 by our Forms Development Team
Stephens County Special Warranty Deed (Joint Grantors) Form
Fill in the blank Special Warranty Deed (Joint Grantors) form formatted to comply with all Texas recording and content requirements.

Stephens County Special Warranty Deed (Joint Grantors) Guide
Line by line guide explaining every blank on the Special Warranty Deed (Joint Grantors) form.

Stephens County Completed Example of the Special Warranty Deed (Joint Grantors) Document
Example of a properly completed Texas Special Warranty Deed (Joint Grantors) document for reference.
All 3 documents above included • One-time purchase • No recurring fees
Immediate Download • Secure Checkout
Additional Texas and Stephens County documents included at no extra charge:
Where to Record Your Documents
Stephens County Clerk - Courthouse
Breckenridge, Texas 76424
Hours: Monday-Friday 8:00am - 12:00 & 1:00 - 5:00pm
Phone: (254) 559-3700
Recording Tips for Stephens County:
- Bring your driver's license or state-issued photo ID
- Verify all names are spelled correctly before recording
- White-out or correction fluid may cause rejection
- Bring extra funds - fees can vary by document type and page count
- Verify the recording date if timing is critical for your transaction
Cities and Jurisdictions in Stephens County
Properties in any of these areas use Stephens County forms:
- Breckenridge
- Caddo
Hours, fees, requirements, and more for Stephens County
How do I get my forms?
Forms are available for immediate download after payment. The Stephens 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 Stephens County?
Yes. Our form blanks are guaranteed to meet or exceed the applicable formatting requirements used for recording in Stephens 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 Stephens 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 Stephens County?
Recording fees in Stephens County vary. Contact the recorder's office at (254) 559-3700 for current fees.
Questions answered? Let's get started!
The Texas special warranty deed for joint grantors lets two owners convey real estate together while standing behind the title only for their own period of ownership. The Grantors convey the property to the grantee and warrant the title against every person claiming it by, through, or under the Grantors, and not otherwise, except as to the reservations and exceptions stated in the deed. That qualifying language defines the special warranty, also called a limited warranty: the Grantors do not defend against title defects that arose before they acquired the property. This package prepares the deed for two grantors, with a fillable form, a completed example, and a section by section guide.
General warranty compared with special warranty
The difference between the two warranty deeds is the reach of the title covenant, not the conveyance itself. A general warranty defends against lawful claims arising at any point in the chain of title, including defects predating the Grantors' ownership; a special warranty defends only against claims arising through the Grantors' own acts. Texas does not prescribe a statutory special warranty form; it rests on Section 5.022, which lets parties use any clause not in contravention of law. The deed expressly limits the covenants implied under Section 5.023 to the same by, through, or under the Grantors scope, a limitation the Texas Supreme Court recognized in Chicago Title Insurance Co. v. Cochran Investments, Inc. (Tex. 2020). The special warranty appears commonly where co-owners convey property they took by inheritance, whose earlier chain of title they did not build.
What the form covers
The deed is organized into numbered sections that track the order of a recorded Texas conveyance:
- Two grantor blocks and a grantee block, with marital status and the form of co-ownership where it applies
- The legal description of the property and its street address
- The source of title, identifying the recorded instrument by which the Grantors hold
- Reservations and exceptions, which carve matters out of both the conveyance and the warranty
- The consideration recital and the operative conveyance and special warranty language
- A conspicuous statement that the warranty is special only and that the grantee takes subject to all other matters affecting title
Signing and recording
Both Grantors sign the deed, each before a notary public, and each signature has its own acknowledgment certificate, so they may appear before different notaries on different days. Where a married couple conveys community property, both spouses sign as the two Grantors, and those joint signatures satisfy the homestead joinder requirement of Texas Family Code Section 5.001. The deed is then 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, and a guide that explains each section, the governing statutes and cases, and the recording process. The guide also describes the single grantor special warranty deed, the Texas General Warranty Deed forms for a broader warranty, and the deed without warranty and quitclaim forms. The materials are informational and are not legal advice.
Important: Your property must be located in Stephens County to use these forms. Documents should be recorded at the office below.
This Special Warranty Deed (Joint Grantors) meets all recording requirements specific to Stephens County.
Our Promise
The documents you receive here are guaranteed to meet or exceed the applicable Stephens 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 Stephens County Special Warranty Deed (Joint Grantors) 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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