Johnson County Special Warranty Deed Form

Last validated September 3, 2026 by our Forms Development Team

Johnson County Special Warranty Deed Form

Johnson County Special Warranty Deed Form

Fill in the blank Special Warranty Deed form formatted to comply with all Texas recording and content requirements.

Document Last Validated 9/3/2026
Johnson County Special Warranty Deed Guide

Johnson County Special Warranty Deed Guide

Line by line guide explaining every blank on the Special Warranty Deed form.

Document Last Validated 9/3/2026
Johnson County Completed Example of the Special Warranty Deed Document

Johnson County Completed Example of the Special Warranty Deed Document

Example of a properly completed Texas Special Warranty Deed document for reference.

Document Last Validated 9/3/2026

All 3 documents above included • One-time purchase • No recurring fees

Immediate Download • Secure Checkout

Important: Your property must be located in Johnson County to use these forms. Documents should be recorded at the office below.

Where to Record Your Documents

Johnson County Clerk

Address:
Historic Courthouse - 2 N Main St #131 / PO Box 1986
Cleburne, Texas 76033

Hours: 8:00am to 4:30pm M-F

Phone: (817) 202-4000 x1625 or 556-6310

Recording Tips for Johnson County:
  • Check that your notary's commission hasn't expired
  • Double-check legal descriptions match your existing deed
  • Leave recording info boxes blank - the office fills these

Cities and Jurisdictions in Johnson County

Properties in any of these areas use Johnson County forms:

  • Alvarado
  • Burleson
  • Cleburne
  • Godley
  • Grandview
  • Joshua
  • Keene
  • Lillian
  • Rio Vista
  • Venus

View Complete Recorder Office Guide

Hours, fees, requirements, and more for Johnson County

How do I get my forms?

Forms are available for immediate download after payment. The Johnson 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 Johnson County?

Yes. Our form blanks are guaranteed to meet or exceed the applicable formatting requirements used for recording in Johnson 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 Johnson 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 Johnson County?

Recording fees in Johnson County vary. Contact the recorder's office at (817) 202-4000 x1625 or 556-6310 for current fees.

Questions answered? Let's get started!

Texas prints exactly one statutory deed form, and it is a general warranty form. Property Code Section 5.022 sets that form out and then adds two sentences that do more work than the form itself: a covenant of warranty is not required in a conveyance, and the parties may insert any clause or use any form not in contravention of law. The Texas special warranty deed, also called a limited warranty deed, lives in the room those two sentences leave open. It keeps the statutory words of grant and the statutory habendum, and narrows one thing only, the covenant of title. This package prepares that deed in its base configuration, for natural persons signing in their own names.

What the Supreme Court of Texas settled about the limit

The phrase that defines the instrument is short: by, through, or under Grantor, but not otherwise. The Supreme Court of Texas read it in Chicago Title Insurance Co. v. Cochran Investments, Inc., 602 S.W.3d 895 (Tex. 2020), where a grantor who had bought at a foreclosure sale conveyed by special warranty deed and the foreclosure was afterward challenged in bankruptcy. The holding: the deed's plain language limits the grantor's liability for failures or defects of title to those resulting from persons claiming the property by, through, and under the grantor. The court declined to decide whether a special warranty deed implies the statutory covenant of seisin, since the limitation governed either way, and it turned aside the argument that reading the clause this way collapses the instrument into a quitclaim.

Where the narrowing happens, and where it does not

Not in the granting clause. This deed grants, sells, and conveys the Property itself, with the traditional habendum, because Texas sorts a true conveyance from a quitclaim by asking whether the words pass the property or only whatever right and interest the maker happens to hold, the test applied in Geodyne Energy Income Production Partnership v. Newton Corp., 161 S.W.3d 482 (Tex. 2005). The narrowing happens twice, both times inside the warranty. The express covenant to warrant and forever defend carries the by, through, or under qualifier. Then Section 5.023, which implies a prior non-conveyance covenant and a covenant against encumbrances whenever a deed uses the word grant or the word convey, is answered on its own terms: that section governs unless the conveyance expressly provides otherwise, and Section 8 of this form expressly provides otherwise, holding the implied covenants to the written covenant's scope.

One or two names on each side, nothing preprinted

The face of this form carries no marital status, no capacity, and no form of co-ownership. Section 1 takes one or two grantor names on open lines with whatever status wording the transaction carries. Section 2 takes one or two grantee names followed by the co-ownership designation the grantees take under, written in rather than picked from printed options, because Texas makes survivorship a matter of written agreement under Estates Code Section 111.001 and leaves two unqualified grantees as tenants in common. Execution follows the same shape: a block headed GRANTOR, a block headed SECOND GRANTOR (if applicable), and one acknowledgment certificate for each, so two signers may appear before different notaries on different days. A sole owner conveying alone leaves the second block and its certificate empty. Spouses conveying jointly managed community property, and a married owner conveying a homestead with the other spouse joining under Family Code Section 5.001, both present the two-signature pattern this deed accommodates.

At the recording counter

The deed is recorded with the county clerk of the county where the property is located, which Property Code Section 11.001 makes the condition of an effective record. The confidentiality notice required by Property Code Section 11.008 appears at the top of the first page. A mailing address for each grantee belongs in the instrument under Section 11.003, backed by a penalty filing fee rather than by refusal. Senate Bill 16 added a photo identification requirement at the recording counter for instruments filed in person on or after December 4, 2025. Texas collects no real estate transfer tax, so the deed and any exhibit page are the entire filing.

The download includes the blank deed as a fillable PDF, a completed example filled in on a Travis County fact pattern, and a plain language guide covering every numbered section, the co-ownership forms two grantees may take, the signing formalities, and recording. The materials are informational and are not legal advice.

Important: Your property must be located in Johnson County to use these forms. Documents should be recorded at the office below.

This Special Warranty Deed meets all recording requirements specific to Johnson County.

Our Promise

The documents you receive here are guaranteed to meet or exceed the applicable Johnson 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 Johnson County Special Warranty Deed 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.

4.8 out of 5 - ( 4783 Reviews )

janice m.

August 1st, 2025

Great system!

Reply from Staff

Thank you!

Julia M.

March 9th, 2019

Your PDF form Personal Representative's Deed was exceedingly helpful.

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Thank you Julia. Have a fantastic day!

Cindy W.

May 8th, 2020

The site is a good idea, however, I couldn't find what I needed with just the address alone. I was looking to get the name of a former landlord, as I can't remember it.

Reply from Staff

Thank you!

Susan H.

November 10th, 2024

I used the quitclaim deed form, it was easy to fill out, had notarized and was accepted by the county's recorders office. Having a example form made it so much easier to fill out.

Reply from Staff

Thank you for your positive words! We’re thrilled to hear about your experience.

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July 9th, 2020

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November 4th, 2022

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Patricia And James J.

January 1st, 2019

No review provided.

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August 15th, 2019

easy sight and extra forms that I can use any time

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October 13th, 2022

Very easy to download and appreciated the other information and affidavits.

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David K.

April 4th, 2019

Excellent instructions to guide one through the warranty deed.

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Penny S.

July 18th, 2020

Was very simple to use and the email communication was very efficient. Appreciated getting my document recorded in a timely manner. Thank you deeds.com

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July 2nd, 2019

Simple and complete. I found all the forms and Instructions I was looking for. Thank You.

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Roberta M.

February 21st, 2022

I found a lot of useful information regarding the Lady Bird Deed and feel it will serve my needs as opposed to a Revocable Living Trust. The information was easy to understand and very helpful. The forms seem easy to complete and I plan to get them notarized and filed at the courthouse very soon.

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October 14th, 2020

Easy, fast, affordable. Satisfied customer

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June 15th, 2021

Very easy to use and no hidden costs. You get to download whatever you need and can save it and even reuse it. So it's like having your own library of form that you pay for once. They even give you more related forms than you ask for and it turned out we needed some if those forms as well. The forms meet what our county requires for margins in records and so on. So I will use deeds.com again when I need a different kind of legal form.

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