Niobrara County Gift Deed Form (Wyoming)

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

Gift Deed Form

Niobrara County Gift Deed Form

Fill in the blank form formatted to comply with all recording and content requirements.
Included Niobrara County compliant document last validated/updated 7/3/2024

Gift Deed Guide

Niobrara County Gift Deed Guide

Line by line guide explaining every blank on the form.
Included Niobrara County compliant document last validated/updated 5/8/2024

Completed Example of the Gift Deed Document

Niobrara County Completed Example of the Gift Deed Document

Example of a properly completed form for reference.
Included Niobrara County compliant document last validated/updated 5/21/2024

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

Niobrara County Clerk

424 South Elm St / PO Box 420, Lusk, Wyoming 82225

Hours: Monday - Friday 8:00am - 5:00pm

Phone: (307) 334-2211

Local jurisdictions located in Niobrara County include:

  • Lance Creek
  • Lusk
  • Manville
  • Van Tassell

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 Niobrara 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 Niobrara County using our eRecording service.
Are these forms guaranteed to be recordable in Niobrara County?

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

Can the Gift 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 Niobrara County that you need to transfer you would only need to order our forms once for all of your properties in Niobrara County.

What are supplemental forms?

Often when a deed is recorded, additional documents are required by Wyoming or Niobrara 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 Niobrara County Gift 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.

A gift deed, or deed of gift, is a legal document voluntarily transferring title to real property from one party (the grantor or donor) to another (the grantee or donee). A gift deed typically transfers real property between family or close friends. Gift deeds are also used to donate to a non-profit organization or charity. The deed serves as proof that the transfer is indeed a gift and without consideration (any conditions or form of compensation).

In order for gift deeds to be valid they must meet the following requirements: The grantor must intend to make a present gift of the property, the grantor must deliver the property to the grantee, and the grantee must accept the gift. A gift deed must contain language that explicitly states no consideration is expected or required, because any ambiguity or reference to consideration can make the deed contestable in court. A promise to transfer ownership in the future is not a gift, and a deed that does not immediately transfer the interest in the property, or meet any of the aforementioned requirements, may be revoked [1].

A lawful gift deed includes the grantor's full name and marital status, as well as the grantee's full name, marital status, mailing address, and vesting. Vesting describes how the grantee holds title to the property. For Wyoming residential property, the primary methods for holding title are tenancy in common, joint tenancy, and tenancy by entirety. A conveyance of real estate to two unmarried persons creates a tenancy in common, unless another intention is clearly specified (Wyo. Stat. Ann. 34-1-140). Tenancy by entirety is only available to married couples, and is the presumed vesting unless otherwise stated.

As with any conveyance of real estate, a gift deed requires a complete legal description of the parcel. Recite the source of title to establish a clear chain of title, and detail any restrictions associated with the property. Record the completed deed, along with any additional materials, in the clerk's office of the county where the property is located. All Wyoming conveyances require a completed Statement of Consideration. Find this form on the county clerk's website, or through the Wyoming State Board of Equalization website. It is the responsibility of the buyer (or the buyer's agent) to fully complete the Statement of Consideration (Wyo. Stat. Ann 34-1-142). Fremont County also requests a Fremont County Land Division Affidavit when recording an instrument used to transfer land.

The IRS collects a Federal Gift Tax on any transfer of property from one individual to another with no consideration, or consideration that is less than the full market value. In accordance with federal law, individuals are permitted an annual exclusion of $15,000 on gifts. This means that if a gift is valued below $15,000, a federal gift tax return (Form 709) is not necessary. If the gift is something that could possibly be disputed by the IRS -- such as real property -- the grantor, who is responsible for paying the tax, may benefit from filing a Form 709. This protects the grantee, who would otherwise be billed for any unpaid or outstanding gift taxes [1], [2].

Note that Wyoming does not levy a tax on gifts. With gifts of real property, the recipient of the gift (grantee) is not required to declare the amount of the gift as income, but if the property accrues income after the transaction, the recipient is responsible for paying the requisite state and federal income taxes [3].

This article is provided for informational purposes only and is not a substitute for the advice of an attorney. For questions regarding federal and state taxation laws, consult a tax specialist. Contact a lawyer with any questions about gift deeds or other issues related to the transfer of real property.

[1]
https://nationalparalegal.edu/public_documents/courseware_asp_files/realProperty/PersonalProperty/InterVivosGifts.asp

[2] http://msuextension.org/publications/FamilyFinancialManagement/MT199105HR.pdf

[3] https://www.irs.gov/businesses/small-businesses-self-employed/frequently-asked-questions-on-gift-taxes

(Wyoming Gift Deed Package includes form, guidelines, and completed example)

Our Promise

The documents you receive here will meet, or exceed, the Niobrara 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 Niobrara County Gift 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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Peter F.

February 25th, 2021

It was outstanding, seriously, I had 3 e mail correspondences asking for information and providing feedback within 2 hours and was ready for submission at that point.
I paid the invoice online and by the end of the day I had electronic verification that Registry of Deeds had processed my documents.

That work is good stuff !
Pete

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Cynthia H.

September 5th, 2021

Thank you for having these forms so reasonable and easy to access. I only WISH I would have looked here 1st, spent way to much valuable time trying to get help with this deed. This was so EASY and quick... THANK YOU THANK YOU Highly Recommend

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Thank you!

Steve B.

February 6th, 2020

Good format. Timely response. Adding a photo of the property would be a good improvement.

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Sara W.

November 9th, 2020

Got the legal forms, they worked. Nothing exciting but that probably a good thing.

Reply from Staff

Thank you Sara, we appreciate you.

ELOISA F.

May 27th, 2021

Once I had everything right;the recording was fast and easy. I was updated at every juncture and apprised of my mistakes in order to fix and record my deed. To improve service: I think that several different examples and scenarios would have helped. If you have different names from your children; birth certificates and marriage certificates are a requirement in Clark County, NV. If you want to add anyone to the deed in a Quit Claim Deed; you have to add yourself as a grantee even if you are the grantor along with the other grantees.

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Janice S.

August 27th, 2019

Well, you couldn't find the deeds, but you didn't charge me for it so great!

Thanks

Jan

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Robert M.

May 30th, 2019

Got the documents needed.. simple to use!!!

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Richard O.

June 2nd, 2020

Thank you for providing this service. It was quick and easy.

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