Lancaster County Trustee Deed Form (Virginia)

All Lancaster County specific forms and documents listed below are included in your immediate download package:

Trustee Deed Form

Lancaster County Trustee Deed Form

Fill in the blank form formatted to comply with all recording and content requirements.
Included Lancaster County compliant document last validated/updated 6/18/2025

Trustee Deed Guide

Lancaster County Trustee Deed Guide

Line by line guide explaining every blank on the form.
Included Lancaster County compliant document last validated/updated 5/20/2025

Completed Example of the Trustee Deed Document

Lancaster County Completed Example of the Trustee Deed Document

Example of a properly completed form for reference.
Included Lancaster County compliant document last validated/updated 6/11/2025

When using these Trustee Deed forms, the subject real estate must be physically located in Lancaster County. The executed documents should then be recorded in the following office:

Clerk of Circuit Court

8265 Mary Ball Rd / PO Box 99, Lancaster, Virginia 22503

Hours: 8:30 to 4:30 M-F

Phone: (804) 462-5611

Local jurisdictions located in Lancaster County include:

  • Irvington
  • Kilmarnock
  • Lancaster
  • Lively
  • Merry Point
  • Mollusk
  • Morattico
  • Nuttsville
  • Weems
  • White Stone

How long does it take to get my forms?

Forms are available immediately after submitting payment.

How do I get my forms, are they emailed?

Immediately after you submit payment, the Lancaster County forms you order will be available for download directly from your account. You can then download the forms to your computer. If you do not already have an account, one will be created for you as part of the order process, and your login details will be provided to you. If you encounter any issues accessing your forms, please reach out to our support team for assistance. Forms are NOT emailed to you.

What does "validated/updated" mean?

This indicates the most recent date when at least one of the following occurred:

  • Updated: The document was updated or changed to remain compliant.
  • Validated: The document was examined by an attorney or staff, or it was successfully recorded in Lancaster County using our eRecording service.
Are these forms guaranteed to be recordable in Lancaster County?

Yes. Our form blanks are guaranteed to meet or exceed all formatting requirements set forth by Lancaster County including margin requirements, content requirements, font and font size requirements.

Can the Trustee Deed forms be re-used?

Yes. You can re-use the forms for your personal use. For example, if you have more than one property in Lancaster County that you need to transfer you would only need to order our forms once for all of your properties in Lancaster County.

What are supplemental forms?

Often when a deed is recorded, additional documents are required by Virginia or Lancaster County. These could be tax related, informational, or even as simple as a coversheet. Supplemental forms are provided for free with your order where available.

What type of files are the forms?

All of our Lancaster County Trustee Deed forms are PDFs. You will need to have or get Adobe Reader to use our forms. Adobe Reader is free software that most computers already have installed.

Do I need any special software to use these forms?

You will need to have Adobe Reader installed on your computer to use our forms. Adobe Reader is free software that most computers already have installed.

Do I have to enter all of my property information online?

No. The blank forms are downloaded to your computer and you fill them out there, at your convenience.

Can I save the completed form, email it to someone?

Yes, you can save your deed form at any point with your information in it. The forms can also be emailed, blank or complete, as attachments.

Are there any recurring fees involved?

No. Nothing to cancel, no memberships, no recurring fees.

Transferring Real Property from a Living Trust Using a Virginia Trustee's Deed

A trustee's deed conveys interest in real property held in a living (inter vivos) trust. The deed is named for the granting party, the trustee, who holds legal title to property contributed to the trust by the trust's settlor. A settlor is any person who creates or contributes property to a trust by transferring it to another. Property held in trust is administered by the trustee for the benefit of a trust beneficiary. In most living trusts, the settlor designates himself as trustee and names a successor, who will take over fiduciary duties upon the settlor's death or incapacitation.

The trust is established by a written instrument executed by the settlor and governed by the Uniform Trust Code, codified in Virginia at Va. Code Ann. 64.2-7. The trust instrument contains the terms of the trust and sets forth the settlor's estate plan. The document names the trustees and enumerates the trustee's powers in acting on behalf of the trust, and designates the trust beneficiary or beneficiaries. Generally, the settlor designates himself as the living trust's beneficiary during his lifetime, and identifies another in the trust instrument who will receive the benefit of the trust's assets upon his death.

Trustees rely on the terms of the trust instrument and statutory trustee powers to convey property held in trust. A deed executed by trustee to convey real property from a trust typically carries a special warranty covenant of title. This means that the grantor promises to warrant and defend the property for the grantee "against the claims and demands of the grantor, and all persons claiming or to claim by, through, or under him" (Va. Code Ann. 55.1-355). Because the trustee is acting "in a fiduciary capacity," a narrower covenant than a general warranty is offered "to warrant title [only] during the time they had legal possession of it" [1].

A trustee's deed requires additional information because the grantor is acting in a fiduciary capacity. When real property is held in trust, the assets vest in the name of the trustee on behalf of the trust. Therefore, the trustee's deed names the acting trustee, the trust, and the date of the trust when reciting the grantor's information. The trustee's deed should comply with the statutory form for deeds and satisfy recording requirements for documents pertaining to interest in real property in Virginia (55.1-300, 17.1-223 et seq.). A trustee may provide a certification of trust under 64.2-804 to confirm the trust's existence and his authority to convey real property.

Before recording the deed in the independent city or county wherein the subject property is located, the deed must be signed by each acting trustee and acknowledged in the presence of a notary public.

(Virginia TD Package includes form, guidelines, and completed example)



Our Promise

The documents you receive here will meet, or exceed, the Lancaster County recording requirements for formatting. If there's an issue caused by our formatting, we'll make it right and refund your payment.

Save Time and Money

Get your Lancaster County Trustee 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.

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June 30th, 2025

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June 30th, 2025

Breeze.... It feels silly to hire an attorney to do this for just one beneficiary. Thanks.

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June 29th, 2025

Everything that was stated to be included in my order was complete. Very satisfied

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May 2nd, 2020

I am really impressed by this website. Not only is it affordable, but they give a detailed description, instructions, and an example to follow. Also there are additional forms included. And it's State, even county, specific. They do not require a subscription either as you can just order what you want. Thank you!

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Terry S.

February 14th, 2023

I was very happy with the document package that I purchased. It contained all of the necessary documents and a few extras I had not thought about.
Perhaps if you provided a link to download all of the documents with one click, it would make it a little easier.

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Julie A.

December 17th, 2018

After receiving the forms online and reviewing them, it was very easy to fill this out and the additional information was very helpful. Saved a lot of money by not having to use a lawyer/paralegal to do this simple task. Will definitely use Deeds.com in the future for any further needs. Thank you

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April 26th, 2021

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March 18th, 2021

This is awesome. Making sure not only that everything is worded correctly but also formatted correctly is great. Thank you.

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Linda D.

April 27th, 2019

It was quick & easy so thank you!

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Michael M.

April 30th, 2019

Easy to follow directions and instructions to properly and legally fill-in the Deed that I requested. It was also very easy and convenient. If I was going to employ an Attorney or Legal Documents Preparer, they would easily charge me between $150 to $225 a Deed! For the cost of $19.97, anyone would pursue this price! Thank you, Deeds.com for a wonderful and terrific experience! I'm going to need you again to change Titles for my other Investment Properties.

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Marlin M.

March 10th, 2025

all round GREAT!

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Michael E.

December 2nd, 2020

First time user and my experience was just great! Great people to work with and would recommend to others!

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Heidi S.

August 5th, 2021

I had prompt service thank you

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Thank you!

Patricia D.

January 22nd, 2019

It worked great- I had a little trouble at first with the site, figuring out where to do what, but the form was much better than the one we purchased at Staples, loved being able to fill out with the computer. We did need the other form as per the screen prior to ordering but couldn't figure out which one. The ladies at the recorders were great too.

Reply from Staff

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Sharon B.

August 11th, 2022

My questions were answered promptly. I was not able to locate the deed I was searching for because my county has not uploaded the documents to be accessed through this system. I am sure I could have found what I was looking for had the information been available through the system. Thank you for your assistance.

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