Smith County Special Warranty Deed (LLC Grantor) Form

A special warranty deed conveys Texas real property with a title promise measured by the seller's own time in the chain: the grantor binds itself to warrant and forever defend the title against claims arising by, through, or under the grantor, but not otherwise. This version of the deed is drafted for a grantor that is a limited liability company, the form of ownership behind a large share of Texas rental houses, commercial buildings, and investment land, and it pairs the special warranty with the entity recitals and signature structure an LLC conveyance carries.

A warranty measured by the company's ownership

Texas Property Code Section 5.022 supplies a statutory deed form that conveys fee simple title with a covenant of general warranty, and it expressly permits the parties to narrow that covenant: a warranty is not required at all, and any lawful clause may be inserted. The special warranty deed is that statutory conveyance with the warranty confined to the grantor's own period of ownership. A defect created while the company held title falls inside the promise; a defect rooted earlier in the chain sits outside it, which is why this deed appears so often in commercial transactions, builder sales, and conveyances out of entities that took title recently.

The deed also addresses the covenants Texas law implies. Under Section 5.023, the words grant and convey imply that the grantor has not previously conveyed the estate and that the estate is free from encumbrances, unless the conveyance expressly provides otherwise. This form provides otherwise in so many words, limiting the implied covenants to the same by, through, or under scope as the express warranty, so the whole warranty package speaks with one voice and sits subject to the reservations and exceptions the deed states.

How a limited liability company signs a Texas deed

An LLC conveys through its people. Business Organizations Code Section 101.254 makes each governing person, and each officer vested with authority, an agent of the company whose execution of a conveyance in the company's name binds it. The deed recites that the signer acts in that representative capacity and not individually, and the signature block carries the company name, a By line for the signature, and printed name and title lines that identify the signer for the clerk's index. The notary certificate follows the short form Texas added for limited liability companies in 2019, naming the signer, the title, the company, and the on-behalf-of relationship.

Because the grantor is an entity, no spousal joinder line appears: the homestead joinder rule of Family Code Section 5.001 operates on married individual owners, not on companies.

Recording in the county where the property sits

The completed deed is recorded with the county clerk of the county where the property is located; an unrecorded conveyance is void as to later creditors and purchasers for value without notice. The first page carries the confidentiality notice of Property Code Section 11.008, the grantee blank supplies the mailing address Section 11.003 contemplates, and a person filing in person on or after December 4, 2025 presents photo identification at the counter under the 2025 deed fraud legislation.

The download pairs the fillable deed with a guide that walks each numbered section, from the company's registered name through the exceptions to warranty, and a completed example showing the entire document filled in for a Bexar County fact pattern. The materials are informational and are not legal advice; a Texas attorney can apply these rules to a specific title or transaction.