Runnels County Special Warranty Deed (LLC Grantor) Form
Last validated August 28, 2026 by our Forms Development TeamFormatted for recording in Runnels County, for property anywhere in the county: rural and unincorporated areas as well as Ballinger, Miles, Norton, Rowena, Wingate, Winters.
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Runnels County Special Warranty Deed (LLC Grantor) Form
Fill in the blank Special Warranty Deed (LLC Grantor) form formatted to comply with all Texas recording and content requirements.

Runnels County Special Warranty Deed (LLC Grantor) Guide
Line by line guide explaining every blank on the Special Warranty Deed (LLC Grantor) form.

Runnels County Completed Example of the Special Warranty Deed (LLC Grantor) Document
Example of a properly completed Texas Special Warranty Deed (LLC Grantor) document for reference.
All 3 documents above included • One-time purchase • No recurring fees
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Additional Texas and Runnels County documents included at no extra charge:
Where to Record Your Documents
Runnels County Clerk
Ballinger, Texas 76821
Hours: Monday - Friday 8:30am - 12:00 & 1:00 - 5:00pm
Phone: 325-365-2720
Recording Tips for Runnels County:
- Bring your driver's license or state-issued photo ID
- Ensure all signatures are in blue or black ink
- Ask if they accept credit cards - many offices are cash/check only
- Check that your notary's commission hasn't expired
- Documents must be on 8.5 x 11 inch white paper
Cities and Jurisdictions in Runnels County
Properties in any of these areas use Runnels County forms:
- Ballinger
- Miles
- Norton
- Rowena
- Wingate
- Winters
Hours, fees, requirements, and more for Runnels County
How do I get my forms?
Forms are available for immediate download after payment. The Runnels 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 Runnels County?
Yes. Our form blanks are guaranteed to meet or exceed the applicable formatting requirements used for recording in Runnels 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 Runnels 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. The free Adobe Acrobat Reader is recommended, and most PDF apps also work. 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 Runnels County?
Recording fees in Runnels County vary. Contact the recorder's office at 325-365-2720 for current fees.
Questions answered? Let's get started!
A Texas limited liability company that conveys real property needs a deed drafted for an entity grantor, and the special warranty deed is the instrument the commercial market reaches for most often. The form recites exactly one entity grantor executing through an authorized signer under Texas Business Organizations Code Section 101.254, carrying the company name, a representative By line, and the entity acknowledgment certificate the county records require.
How the warranty is measured by the company's tenure
Texas Property Code Section 5.022 lets the parties calibrate a deed's warranty by its language, and the special warranty uses that room. The deed conveys the Property with the statutory words of grant, GRANTS, SELLS, AND CONVEYS, and binds the grantor to WARRANT AND FOREVER DEFEND all and singular the Property against every person lawfully claiming it, when the claim is by, through, or under Grantor, but not otherwise. Everything that happened on the company's own watch falls inside the promise: liens the LLC created or suffered, any prior conveyance the company made. Defects rooted before the company acquired the property stay outside the warranty and belong to the buyer's title examination and to any title insurance policy in the transaction.
Section 5.023 implies that a grantor using the words grant or convey has not previously conveyed the estate and that the estate is free from encumbrances. This deed expressly limits those implied covenants to the same by, through, or under scope as the express warranty and makes them subject to the reservations and exceptions the deed states, so the whole warranty package speaks with one voice. The express limitation is the mechanism every Texas no-broader-than-special-warranty deed uses to prevent the implied covenants from silently expanding the grantor's obligation.
A conveyance, not a quitclaim
Texas characterizes a deed as a true conveyance or a quitclaim by whether its language passes the property itself or only the grantor's right, title, and interest. Geodyne Energy Income Production Partnership v. Newton Corp., 161 S.W.3d 482 (Tex. 2005). Because the classification has real consequences for later purchasers and title insurance, this form conveys the Property described above with full words of grant, not merely the company's interest. A quitclaim structure belongs on a different instrument; this one is a true conveyance with a limited covenant, a distinction the deed's language makes clear.
One authorized signer, one entity certificate
The form recites one authorized signer, executing in a representative capacity under Section 101.254 and not individually. The signature block carries the company name, a By line for the wet-ink signature, and printed name and title lines. The acknowledgment certificate follows Texas Civil Practice and Remedies Code Section 121.008's short form for an entity: the named signer, the title, the company name, and the on-behalf-of relationship. Because the grantor is an entity, no spousal joinder question arises under Family Code Section 5.001, which operates on married individual owners.
Recorded in the county where the property sits
The deed is recorded with the county clerk of the county where the property is located. An unrecorded conveyance is binding on the parties but void as to creditors and subsequent purchasers for value without notice under Property Code Section 13.001. The confidentiality notice required by Property Code Section 11.008 appears at the top of the first page. Senate Bill 16 added a photo identification requirement at the recording counter for instruments filed in person on or after December 4, 2025.
The download includes the blank deed as a fillable PDF, a completed example showing the full instrument filled in for a Bexar County fact pattern, and a plain language guide covering every numbered section, the entity signing formalities, and recording with the county clerk. The materials are informational and are not legal advice; a Texas attorney can apply these statutes to a specific title or transaction.
Important: Your property must be located in Runnels County to use these forms. Documents should be recorded at the county recording office listed above.
This Special Warranty Deed (LLC Grantor) meets all recording requirements specific to Runnels County.
Our Promise
The documents you receive here are guaranteed to meet or exceed the applicable Runnels 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 Runnels County Special Warranty Deed (LLC Grantor) 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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Tim T. 3 out of 5 stars
Although I am sure that the Quit Claim form was acceptable for my county, I felt that it was not formatted in the manor that I have seen while viewing the other deeds recorded. So that forms that I received were not useful to me.
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Very efficient and easy to use process
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Donald P. 5 out of 5 stars
I wish the quick claim dead would have had letterhead that said, State South Carolina.
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I did my Lady Bird Deed in a way the instruction indicated to do. The example you provided make it easy to understand. Thank you
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ROBIN C. 5 out of 5 stars
The process was very easy but I did not realize before I paid to get this form , that I could have gotten it free from Tulsa county clerks office. Other than that, it was fine.
Thank you for the honest feedback, Robin, and we're glad the process was easy for you. You're right that the Tulsa County Clerk publishes a free transfer on death deed form, and we'd never want anyone to feel they overpaid. Our version isn't that same blank, though: it adds an alternate beneficiary designation so the property still passes as you intend if your first choice doesn't survive you, it's built to handle one or two owners, and it comes with a plain-language guide and a completed example. We appreciate your business.
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