Buffalo County Quitclaim Deed (LLC Grantor) Form

A limited liability company cannot sign anything itself. A person signs for it, and Wis. Stat. § 706.03(1m) makes that signature effective against the company only where the signer was expressly authorized and the company is identified as the principal in the conveyance or in the form of signature or acknowledgment. This Wisconsin quitclaim deed sits on that footing: one company as grantor, one authorized individual signing in a stated position, no covenants of title.

Who signs when the owner is a company

Chapter 183, rewritten by 2021 Wisconsin Act 258, answers that question through management. A company is member-managed unless a written operating agreement makes it manager-managed, under Wis. Stat. § 183.0407(1); management then sits with the members under § 183.0407(2)(a), and each manager of a manager-managed company holds equal rights under § 183.0407(3)(b). At the recording counter one sentence matters most: under § 183.0301(1), a member is not an agent of the company solely by reason of being a member. Section 7 of the form takes the signer's position, beside printed text stating that the company authorized the conveyance.

A statement of authority, and the county where it lands

Under Wis. Stat. § 183.0302(1) a company may file a statement of authority with the Department of Financial Institutions, stating which positions may transfer real property held in the company name. A certified copy recorded with the register of deeds where the parcel lies is conclusive in favor of a person who gives value in reliance on it without knowledge to the contrary, under § 183.0302(6), while a recorded limitation puts all persons on notice under § 183.0302(7). Since § 706.03(1m) leaves the burden of proving authority with whoever asserts it, that filing is often what a buyer or title company asks to see; it is recorded separately from this deed and is not part of this package.

What this configuration carries

The form recites one grantor company with its name, address, and jurisdiction of organization; a grantee section closing with a co-ownership line; consideration and transfer fee lines; the authority section; one signature block; and one certificate in the representative capacity short form of Wis. Stat. § 140.16(2). No spousal joinder block and no marital property line appear, because the title conveyed stands in the company name, not a married person's. A rental company deeding a duplex to its members, a company releasing a fractional interest to clear a chain, and a company moving a parcel to a related company all present the pattern this deed recites. Searched as a quit claim deed from an LLC or an LLC deed form, it is not set up for two grantor companies, an individual grantor, a corporation signing through an officer, or a trustee.

Exemption 15s and its two decided limits

Wis. Stat. § 77.25(15s) can carry a family company's deed to its own members past the transfer fee entirely, reaching a transfer between a limited liability company and one or more of its members where all members are related as spouses, lineal ascendants or descendants, siblings, or spouses of siblings, for no consideration beyond assumed debt or an interest in the company. Two decisions mark its edges: F.M. Management Co. v. DOR, 2004 WI App 19, reads it to reach only companies whose members are human beings, excluding the single-member company; Wolter v. DOR, 231 Wis. 2d 651, keeps it from carrying a transfer between two family businesses. Whichever subsection is claimed goes on the deed's face, as Wis. Stat. § 77.22(1) directs, and the example states 15s. A taxable conveyance owes 30 cents per $100 of value, and the transfer return travels with the deed either way.

Nothing promised, and a record that rewards speed

Wis. Stat. § 706.10(4) hands over exactly what the company holds and promises nothing else: no covenant of title, no representation that any interest exists. A mortgage or easement of record survives it, and a flaw in the company's title becomes the grantee's. Priority turns on who reaches the record first, under Wis. Stat. § 706.08(1)(a), and the format rules of § 59.43(2m) keep the upper right three inch square of page one clear for the register.

The download holds three files: the fillable deed, a completed example filled in for an Eau Claire County conveyance from a family rental company to its two members, and a plain language guide to every blank, the execution rules, and the recording steps. The material states Wisconsin law generally, for information, and is not legal advice.