James City Quitclaim Deed (LLC Grantor) Form

A deed signed for a limited liability company answers a question no individual grantor faces: which person inside the company may hand over the land. This Virginia quitclaim deed puts that answer on the face of the instrument, collecting the company name and its jurisdiction of organization, the name and title of the member, manager, or delegated officer who signs, and the authority that signature rests on. What passes is whatever interest the company holds at delivery.

The signature the Code makes conclusive

Code of Virginia Section 13.1-1021.1(C) is what a title examiner reads on an entity conveyance. Unless the articles of organization limit their authority, any member of a member-managed limited liability company, or any manager of a manager-managed company, may sign and deliver any instrument transferring or affecting the company's interest in real property, and that instrument is conclusive in favor of a person who gives value without knowledge of the lack of authority. Section 13.1-1022(A) settles which branch a company stands in: management belongs to the members unless the articles or a written operating agreement give it to a manager or managers. Section 4 records the title held and the authority relied on.

One company, one signer, one certificate

The grantor side is fixed at a single limited liability company acting through one authorized signer: a company name line above the signature, a printed name line, a title line, and one acknowledgment certificate whose venue reads county or city under Section 47.1-16(A). A company deeding a rental parcel out to the two members entitled to all of its profits, a company correcting a chain in which a member took title individually, and a company releasing a remnant strip to a neighbor, all present the single-entity release these recitals carry. No individual, corporate officer, partnership, trustee, or attorney-in-fact capacity appears on the grantor side, and no second grantor block prints.

An exemption measured in profits and surplus

Virginia writes a recordation tax exemption for a deed coming out of a company. Section 58.1-811(A)(11) reaches a deed from a partnership or limited liability company where the grantees are entitled to receive not less than 50 percent of the profits and surplus of that company, on the condition that the transfer does not follow a transfer of control of the company's assets to avoid recordation taxes. A release that passes no money also carries the quitclaim classification sentence Section 58.1-811(D) has called for since July 1, 2026. Section 2 gathers the consideration, the actual value keyed under Section 58.1-801 to the locality's latest assessment, the Code section relied on, and that sentence; the completed example claims both provisions on a Hanover County transfer out to two members.

Warranty withheld, recording still at work

Virginia gives legal effect to covenant phrases rather than to the heading on a page, and none of the phrases at Sections 55.1-353 through 55.1-362 appear here. Section 8 declares in capital letters that no warranty of title is made, naming the withheld covenants of seisin, right to convey, quiet possession, freedom from encumbrances, and further assurances, so an unreleased lien or a chain defect survives the transfer. Recording does its own separate work under Section 55.1-407 in the land records of the correct county or independent city.

The name a Virginia clerk indexes

An entity grantor also changes what page one shows. The company name is entered as the State Corporation Commission carries it, including the limited company, limited liability company, or LLC element Section 13.1-1012(A) requires, while each individual grantee's surname is capitalized or underscored for the indexing clause described in Section 17.1-223(A). Section 1 holds the return address, the parcel identification number Section 17.1-252 calls for in localities with unique parcel systems, the title insurance underwriter entry, and the preparer statement naming the owner or the Virginia attorney with a bar number. Cover sheet practice varies by circuit court clerk, and the guide takes that up with the grantor tax and the clerk fee tiers.

Searchers reach this instrument as an LLC quitclaim deed, a quit claim deed from a company, or a business entity release deed; this package prepares the Virginia version for one limited liability company as grantor. Three files arrive: the blank deed as a fillable PDF, the completed Hanover County example, and a plain-language guide covering each blank, the vesting choices open to a Virginia grantee, notarization under Title 47.1, and the taxes due at recording. These materials describe Virginia law in general terms and are not legal advice.