Upshur County Quitclaim Deed (LLC Grantor) Form

A limited liability company signs nothing by itself, so an entity deed stands or falls on the person who signs for it. This West Virginia quitclaim deed is arranged around that person: one company as grantor, one individual signing in a capacity the deed recites, and one acknowledgment certificate naming the individual, the capacity, and the company. Section 2 collects the company's management structure and its signer before any release language appears.

The statute behind the signature line

W. Va. Code Section 31B-3-301(c) speaks directly to company land: unless the articles of organization limit their authority, any member of a member-managed 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 signer's lack of authority. The subsections above it set the baseline. A member of a member-managed company is an agent whose signing in the company's name binds the company where it apparently carries on the ordinary course of company business; in a manager-managed company a member is not an agent solely by reason of being a member, and that agency belongs to the managers. The articles of organization state which kind the company is, which is why the form asks. Section 31B-2-201 supplies the reason the company itself is the named grantor: a limited liability company is a legal entity distinct from its members.

Two provisions that both turn on value

That statutory conclusiveness protects a person who gives value. Since July 11, 2025, Section 39-1-2(b)(2) has closed the record to a quitclaim deed made without consideration unless the person taking under it signs and acknowledges the deed as well, and every exception the subsection lists describes individuals: a transfer on death deed, and transfers among spouses, parents and children, and grandparents and grandchildren. A company release passing no consideration falls outside both provisions at once, so it reaches the clerk's counter needing a second signature and a second certificate. The subsection makes a deed recorded against it void, which is why the rule prints in capital letters above the signature lines and why the form carries a grantee block of its own.

A release, never a promise

The operative words are release words. Section 36-3-7 gives a deed stating that the grantor releases to the grantee all claims upon the land the effect of a quitclaim of all right, title, and interest the grantor holds at law and in equity, and this form carries those words beside the remise, release, and quitclaim clause. None of the covenant words of chapter 36, article 4 appears in it, so the company promises nothing about the title: a deed of trust, a judgment lien, a mineral reservation, or a recorded easement survives the transfer untouched.

What this form recites, and what it leaves out

The form draws one grantor block for one company, with the state under whose laws it is organized, one grantee block, one grantor signature over one certificate, and the conditional grantee block. A company winding up and distributing a parcel to a member, and a company releasing a fractional or disputed interest so that another owner's record reads clean, both present the entity-grantor pattern this deed recites. Two companies signing together, an individual owner, or a person signing under a power of attorney each execute through a different architecture than these blocks draw. One line found on many West Virginia deeds is absent deliberately: dower and curtesy are abolished by Section 43-1-1, and the spousal notice rule of Section 43-1-2 addresses a married person who conveys, so an entity grantor brings no joinder signature with it.

The tax figure the clerk reads

Section 12 prints the declaration of consideration or value under W. Va. Code Section 11-22-6: consideration paid, true and actual value, and any exemption claimed under Section 11-22-1. Stamps run $1.10 for each $500 of value at the state rate, plus the county's own excise and a $20 Affordable Housing Fund fee where consideration passes. Several exclusions in Section 11-22-1 describe entity transactions, among them certain mergers and conversions and transfers from a subsidiary to its parent.

The download delivers this LLC quit claim deed as a fillable PDF, a completed example set in Harrison County, and a line by line guide to the twelve sections, the acknowledgment options, and the recording package. The materials are informational and are not legal advice.