Kittitas County Quitclaim Deed (LLC Grantor) Form

A limited liability company signs nothing on its own. An individual signs for it, in a stated capacity, and the record has to show whose act it is. This Washington quitclaim deed is built around that: one entity grantor, one signature line for the individual signing on the company's behalf, an entry for the title that individual holds, and one certificate taken in a representative capacity.

Where a company's power to convey comes from

Chapter 25.15 RCW answers in two pieces. RCW 25.15.031 gives a limited liability company, unless its certificate of formation or its limited liability company agreement provides otherwise, the same powers as an individual to do all things necessary or convenient to carry on its activities. Which individual may exercise that power turns on management structure: RCW 25.15.151 makes each member of a member-managed company an agent able to bind it in the ordinary course of its activities, and RCW 25.15.154 places that agency in each manager of a manager-managed company while providing that no member, acting solely as a member, is an agent.

A capacity the certificate carries too

Washington writes the representative signature into the notarial act itself. Under RCW 42.45.010(1), an acknowledgment of a record signed in a representative capacity includes the individual's declaration of having signed with proper authority and as the act of the entity identified in the record. The certificate here follows the representative short form of RCW 42.45.140(2). After the date, that form names the individual who appeared, then the type of authority, such as officer or trustee, and then the entity on whose behalf the record was executed, which is why the entry is a full width two line blank. RCW 64.08.070 accepts the short form for an entity.

Quitclaim words, and what stays with the company

The operative words are the statutory conveys and quitclaims of RCW 64.04.050, so the grantee takes the legal and equitable rights the company holds at delivery and no covenant of title with them. Better title the company picks up afterward stays with the company, because a quitclaim reaches after acquired title only where the deed adds words expressing that intention, and this one adds none. Recorded encumbrances keep their hold; the optional listing in Section 9 states such matters without removing them.

Distributions out of an entity, and the rule that governs them

Excise tax treatment usually decides how an entity deed reaches the counter. WAC 458-61A-211 is the rule written for entities: a transfer is exempt where it amounts to a mere change in identity or form of ownership, the rule names limited liability companies among the entities it covers, and beneficial ownership is the test. Subsection (2)(b) covers the deed out, treating as a mere change in form a transfer by an entity to the people who will hold the property in the same pro rata shares in which they owned the entity, and taxing a distribution to the extent it runs disproportionate to a grantee's interest. An affidavit travels with the deed either way under WAC 458-61A-303.

One entity grantor, one signer

The form recites exactly one grantor, described as a limited liability company with an entry for its state of formation. Three record patterns present that architecture: a company conveying a parcel out of its own name, a company distributing real property to its members, and a company releasing whatever interest stands in its name. What the form is not set up as: two grantor entries, a grantor signing in an individual right, or a separately labeled block for a joining party. The joinder rules of RCW 26.16.030(3) and RCW 6.13.060 reach spouses and state registered domestic partners, and a company is neither.

An index ready first page

The opening sections carry the page one content RCW 65.04.045(1) assigns: party names, an abbreviated legal description keyed to the complete one in Section 7, the parcel or account number, and reference numbers of documents assigned or released. The return name and address sit at the upper left inside the three inch band held for the auditor, the title just below it.

The download holds the blank deed as a fillable PDF, a completed example prepared for a Whatcom County distribution from a company to its two members, and a plain language guide to the entries, the notarization, the excise tax affidavit, and the treasurer step. Searchers also look for a quit claim deed from an LLC. These materials describe Washington law in general terms; they are not legal advice.