Franklin County Mortgage Deed (Sole Owner with Homestead Joinder) Form
Last validated August 27, 2026 by our Forms Development TeamFormatted for recording in Franklin County, for property anywhere in the county: rural and unincorporated areas as well as Bakersfield, East Berkshire, East Fairfield, Enosburg Falls, Fairfield, Franklin, Highgate Center, Highgate Springs and 8 more.
- 3 documents included
- Immediate PDF download
- Formatting guarantee
Franklin County Mortgage Deed (Sole Owner with Homestead Joinder) Form
Fill in the blank Mortgage Deed (Sole Owner with Homestead Joinder) form formatted to comply with all Vermont recording and content requirements.
Franklin County Mortgage Deed (Sole Owner with Homestead Joinder) Guide
Line by line guide explaining every blank on the Mortgage Deed (Sole Owner with Homestead Joinder) form.
Franklin County Completed Example of the Mortgage Deed (Sole Owner with Homestead Joinder) Document
Example of a properly completed Vermont Mortgage Deed (Sole Owner with Homestead Joinder) document for reference.
All 3 documents above included • One-time purchase • No recurring fees
Immediate Download • Secure Checkout
Additional Vermont and Franklin County documents included at no extra charge:
Where to Record Your Documents
Town Clerk of Bakersfield
Bakersfield, Vermont 05441
Hours: M - F 9:00 to 12:00 & 7:00 to 8:00
Phone: (802) 827-4495
Town Clerk of Berkshire
Enosburgh, Vermont 05450
Hours: M & Tu 8-12, 1-5; W & Th 9-12, 1-4
Phone: (802) 933-2335
Town Clerk of Enosburgh
Enosburgh Falls, Vermont 05450
Hours: M - F 8:00 to 3:30
Phone: (802) 933-4421
Town Clerk of Fairfax
Fairfax, Vermont 05454
Hours: M - F 9:00 to 4:00; 1st & 3rd Mon 6:00 to 8:00
Phone: (802) 849-6111
Town Clerk of Fairfield
Fairfield, Vermont 05455
Hours: M, Tu, Th, F 8:00 to 3:00; W 10:30 to 5:30
Phone: (802) 827-3261 x1
Town Clerk of Fletcher
Cambridge, Vermont 05444
Hours: M 8 - 3:30 & 6:30 - 8:30; Tu - Th 8 to 3:30
Phone: (802) 849-6616
Town Clerk of Franklin
Franklin, Vermont 05457
Hours: M, Tu, F 8:30 to 3:30; W 8:30 to noon; Th 8:30 to 6:00
Phone: (802) 285-2101
Town Clerk of Georgia
St. Albans, Vermont 05478
Hours: M-F 8:00 - 4:00
Phone: (802) 524-3524
Town Clerk of Highgate
Highgate Ctr, Vermont 05459
Hours: M-F 8:30 to 12 & 1:00 to 4:30
Phone: (802) 868-4697 X201
Town Clerk of Montgomery
Montgomery, Vermont 05471
Hours: M 8-12 & 1-6; Tu, Th, F 8-12 & 1-4
Phone: (802) 326-4719
Town Clerk of Richford
Richford, Vermont 05476
Hours: M - Th 8:00 - 5:00; F 8:00 - noon
Phone: (802) 848-7751 x3
City of St. Albans Clerk
St. Albans, Vermont 05478-0867
Hours: M-F 7:30 - 4:30; last Sat 9:00 - 12:00
Phone: (802) 524-1501 x264
Town of St. Albans Clerk
St. Albans Bay, Vermont 05481
Hours: M-F 8:00 - 4:00
Phone: (802) 524-2415
Town Clerk of Sheldon
Sheldon, Vermont 05483
Hours: M 8:00 to 6:00 & Tu-F 8:00 to 3:00
Phone: (802) 933-2524 x3
Town Clerk of Swanton
Swanton, Vermont 05488
Hours: M-F 7:00 to 5:00
Phone: (802) 868-4421
Recording Tips for Franklin County:
- Bring your driver's license or state-issued photo ID
- Ensure all signatures are in blue or black ink
- Ask for certified copies if you need them for other transactions
- Ask if they accept credit cards - many offices are cash/check only
- Check that your notary's commission hasn't expired
Cities and Jurisdictions in Franklin County
Properties in any of these areas use Franklin County forms:
- Bakersfield
- East Berkshire
- East Fairfield
- Enosburg Falls
- Fairfield
- Franklin
- Highgate Center
- Highgate Springs
- Montgomery
- Montgomery Center
- Richford
- Saint Albans
- Saint Albans Bay
- Sheldon
- Sheldon Springs
- Swanton
Hours, fees, requirements, and more for Franklin County
How do I get my forms?
Forms are available for immediate download after payment. The Franklin 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 Franklin County?
Yes. Our form blanks are guaranteed to meet or exceed the applicable formatting requirements used for recording in Franklin 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 Franklin 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 Franklin County?
Recording fees in Franklin County vary. Contact the recorder's office at (802) 827-4495 for current fees.
Questions answered? Let's get started!
A Vermont mortgage deed signed by a married homeowner often carries a second signature from someone who neither owns the property nor owes a dollar of the debt. This form prepares a Vermont mortgage deed for one record owner who is married: the owner signs as mortgagor, and the owner's spouse signs as a joining spouse whose signature binds the homestead interest under 27 V.S.A. section 141.
Why the Spouse Signs a One-Owner Mortgage
Vermont's homestead statute, 27 V.S.A. section 101, shields up to $125,000 of the home place from most creditor claims, and 27 V.S.A. section 141 protects that interest at the signing table: a homestead, or an interest in one, shall not be conveyed by a married owner unless the spouse joins in the execution and acknowledgment of the conveyance, and the statute reaches a mortgage just as it reaches a sale. A mortgage signed without the joinder is inoperative as to the homestead, which leaves the lender's security incomplete on exactly the property the loan was measured against.
The statute carves out one mortgage from the rule: purchase money given at the time of purchase. A closing table mortgage that finances the acquisition binds the homestead without the spouse's signature. The mortgage this form prepares is the other kind, given by an owner already in title: a private or family loan secured against the home, seller financing arranged after the purchase, or a home improvement loan. The form recites exactly one record owner plus a joining spouse. Property held by two spouses as tenants by the entirety presents a different pattern, with both spouses conveying as mortgagors, and an unmarried sole owner mortgages without any joinder.
A Conveyance With a Condition
Vermont is a title theory state, so the granting clause conveys the property to the mortgagee as security, with covenants that the mortgagor is the sole owner, lawfully seised in fee simple, and holding free from encumbrances except those the form states. The condition follows: when the secured obligation is paid and performed, the mortgage deed is void. The debt itself lives in a promissory note, described in the mortgage by principal amount, note date, and maturity date; the note is a separate instrument, prepared separately and not included in this package, and it stays out of the public records.
The joinder clause states its own limits: the joining spouse signs to bind homestead rights under 27 V.S.A. sections 141 and 349 and undertakes no personal liability for the secured obligation. The form carries a separate acknowledgment certificate for each signer, so the mortgagor and the joining spouse may acknowledge on different dates, before different notaries, even in different states.
Recording in the Town Land Records
Vermont records land instruments by municipality, not by county. The completed mortgage deed goes to the clerk of the town or city where the land lies, at the statewide fee of $15.00 per page under 32 V.S.A. section 1671. A mortgage deed given to secure a debt sits outside the property transfer tax return category, so no Form PTT-172 accompanies it, a contrast with deeds that transfer title. Recording is what makes the mortgage effectual against anyone beyond the mortgagor and the mortgagor's heirs under 27 V.S.A. section 342, and it fixes the mortgage's priority against later recorded interests. The printed name lines under both signatures track 32 V.S.A. section 1405, which permits the clerk to look for typed, stamped, or printed names under signatures, with a $2.00 additional fee for an instrument that arrives without them. At payoff, discharge is its own recorded event, with 27 V.S.A. section 464 giving the mortgagee 30 days after full performance to execute and deliver it.
What the Package Prepares
The package contains the fillable mortgage deed form, a completed example showing the document filled in for a Waterbury, Washington County fact pattern, and a plain language guide that walks through every numbered section, the two-signer notarization, and the town recording process. The materials describe Vermont law in general terms and are not legal advice; a Vermont attorney can apply these statutes to a particular title or loan.
Important: Your property must be located in Franklin County to use these forms. Documents should be recorded at the county recording office listed above.
This Mortgage Deed (Sole Owner with Homestead Joinder) meets all recording requirements specific to Franklin County.
Our Promise
The documents you receive here are guaranteed to meet or exceed the applicable Franklin 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 Franklin County Mortgage Deed (Sole Owner with Homestead Joinder) 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 - ( 4,793 Reviews )
Karen C. 5 out of 5 stars
Very easy site to use and reasonably priced. My document was received by the county and filed within 1/2 hour.
Thank you for your feedback. We really appreciate it. Have a great day!
Keith K. 5 out of 5 stars
More expensive that I would have thought.
Thank you for your feedback. We really appreciate it. Have a great day!
Bruce H. 5 out of 5 stars
The forms were easy to download, no problem great site
Thank you for your feedback. We really appreciate it. Have a great day!
Lorraine F. 2 out of 5 stars
I followed the instructions to download the form for my Mac, typed in the legal description of the real property but the space provided for it would not expand so I just typed the form into Word as a document. While I appreciate having the form to work with it would have been a breeze if it worked properly.
Your insights are invaluable to us and help us strive for better service. Thank you for taking the time to share your thoughts.
Barbara W. 5 out of 5 stars
Easy website to navigate. Found the form I needed within seconds. Thank you
Thank you for your feedback. We really appreciate it. Have a great day!
shelley m. 5 out of 5 stars
I thought the service was good
Thank you Shelley. Have a fantastic day!
Dave S. 5 out of 5 stars
Easy to use and get forms I needed. Corporate need for an invoice/receipt could be a bit easier - have to print screen to get any info.
Thank you for your feedback Dave, we really appreciate it.
Beverly L J. 3 out of 5 stars
The process for receiving the quitclaim document worked well. I couldn't use the document. If I had been able to view the document before I had to pay for it, I would have known, but that isn't how your process works. However, that's the only snag I found. Otherwise the process for paying and downloading the document worked well. Thank you.
Thank you for your feedback Beverly. We certainly do not want you to pay for something you are unable to use. To that end we have canceled your order and refunded your payment. We do hope that you find something more suitable to your needs. Have a wonderful day.
Monica M. 5 out of 5 stars
I was very impressed with the quick responses I received from my questions. Usually when forced to communicate via email, responses aren't received right away. Thank you for being on top of things.
Thank you!
Gloria S. 5 out of 5 stars
I needed a Contest of Lien form and was told by our County Department that the forms could be obtained online. The whole process of paying and receiving a PDF re-usable form was user friendly and the items that came with the purchase;the directions about filling out the form ect., were a fantastic addition for the price of the document. Happy customer!
We appreciate your business and value your feedback. Thank you. Have a wonderful day!
Willie T. 5 out of 5 stars
Great
Thank you for your feedback. We really appreciate it. Have a great day!
DAVID H. 5 out of 5 stars
perfect. follow examples. no problem at court house. good deed layout.
Thank you for your feedback. We really appreciate it. Have a great day!
Gary H. 5 out of 5 stars
The package was very helpful and very easy to use. I saved me a lot of time and eliminated attorneys being involved. I would highly recommend your forms.
It was a pleasure serving you. Thank you for the positive feedback!
patricia l. 5 out of 5 stars
found this site very easy to use
Thank you for your feedback. We really appreciate it. Have a great day!
Judith C. 5 out of 5 stars
very happy so far. Haven't gone to record deeds yet so am in good hopes everything will be in good order. Time saver!!!
Thank you!