Niobrara County Quitclaim Deed (Individual Grantor by Attorney-in-Fact) Form

Wyoming keeps a power of attorney outside its definition of a conveyance, then invites it onto the record anyway. Wyoming Statutes 34-1-103 says the definition does not reach a letter of attorney containing a power to convey lands, and Wyoming Statutes 34-1-104 lets that letter, acknowledged by the owner, be recorded where the lands lie and later read in evidence like a recorded conveyance. This deed is the instrument that follows: one individual record owner conveys and quitclaims Wyoming real estate through an attorney-in-fact, and numbered blanks carry the power of attorney by date, by its real property authority provision, and by its recording data.

A power the record can read, and a revocation it has to

Recording the power is permissive, not a condition of the deed's validity, and the reason to do it sits in the next statute. Wyoming Statutes 34-1-105 provides that a letter of attorney once recorded is not deemed revoked by any act of the party who executed it unless the revoking instrument is recorded in the same office. A recorded power holds its place in the chain until a recorded revocation answers it, so Section 3 takes that recording data.

Where an agent's power over Wyoming land comes from

The authority is statutory. Under Wyoming Statutes 3-9-204(a), unless the power of attorney provides otherwise, language granting general authority over real property authorizes the agent to sell, quitclaim, release, encumber, and lease an interest in real property, and Wyoming Statutes 3-9-201(g) supplies the effect: the agent's act binds the principal and the principal's successors as if the principal had performed it. Two limits ride along: a gift, which a nominal-consideration conveyance can be, takes an express grant under Wyoming Statutes 3-9-201(a), and Wyoming Statutes 3-9-201(b) bars an agent who is not an ancestor, spouse, or descendant of the principal from creating an interest in the principal's property in the agent.

What the two quitclaim verbs carry

The operative words come from the statutory form of Wyoming Statutes 34-2-104, conveys and quitclaims, and Wyoming Statutes 34-2-105 fixes their reach: the rights the grantor holds at delivery, with later acquired title left out unless the deed adds wording for it. No covenant of title travels along, and Wyoming Statutes 34-1-135 implies none, so a mortgage, a judgment lien, an easement, and a severed mineral estate pass through untouched.

One agent signature, a conditional homestead line, two certificates

Section 1 names the record owner and principal, Section 2 the attorney-in-fact who signs, Section 4 the grantee with the mailing address Wyoming Statutes 34-1-119(a) makes a condition of recording, plus the ownership form the grantees take. The operative section performs the conveyance, prints the release and waiver wording Wyoming Statutes 34-2-121 calls for in substance, and states that the agent acts for the owner and takes no interest. The signature block follows the disclosure the statutory form power of attorney at Wyoming Statutes 3-9-301 describes, the owner's name written and the agent's own name signed as attorney-in-fact, and a certificate in the representative capacity short form of Wyoming Statutes 32-3-115 marks that capacity. A second, conditional block belongs to the spouse of the owner, signing personally for the homestead release, with its own certificate. An owner abroad when a closing date arrives, and an owner acting through an adult child under a durable power of attorney, present the pattern this deed recites, searched as a power of attorney deed or a POA quit claim deed. The form is not set up for two record owners, an entity or trustee grantor, an owner signing personally, or a designation operating at death.

At the Wyoming counter

The deed is filed with the clerk of the county where the land sits, priced under the statewide schedule at Wyoming Statutes 18-3-402(a)(xvi), with no Wyoming deed tax or documentary stamp. Two items prepared apart from this package travel with the deed: the sworn Statement of Consideration, prepared on the Board of Equalization form and made a condition of acceptance by Wyoming Statutes 34-1-142(b), and, where the transaction calls for it, a certified copy of the recorded power of attorney or the agent's certification at Wyoming Statutes 3-9-302.

The download delivers the blank fillable deed drawn to the format standards Wyoming's largest counties publish, a completed example worked through a Teton County conveyance whose agent acknowledges in Montana, and a guide treating each section, the power of attorney statutes, the homestead question, notarization, and recording. The materials are informational and are not legal advice.