Niobrara County Warranty Deed Form

Nothing preprinted on this deed decides who the parties are or how the new owners will hold title. The Wyoming Warranty Deed leaves the grantor and grantee blocks open, and Wyoming law reads the words typed into them. What the instrument fixes is what carries legal weight: the operative words of Wyoming Statutes 34-2-102, the homestead release of Wyoming Statutes 34-2-121, an exceptions section, and room for one or two people on each side.

Where the covenants come from

Wyoming keeps its deed forms in the statute book. Under Wyoming Statutes 34-2-102 a conveyance of land may be made substantially in the printed statutory form, and the operative pair of words inside it is conveys and warrants. Wyoming Statutes 34-2-103 attaches the consequences: a deed in substance in that form passes a fee simple and binds the grantor to covenants of seisin, of power to convey, against encumbrances, and of quiet possession backed by a duty to defend against every lawful claim. Those promises run against the whole chain of title, which is why the exceptions section does real work: what is listed there sits outside the covenants, and what is left off stays inside them.

The words after the grantee names

Wyoming's co-ownership rules make the grantee line the most consequential blank on the page. Survivorship is not presumed here; Choman v. Epperley and Oatts v. Jorgenson hold that the four unities alone do not produce a right of survivorship, so two grantees named without more hold as tenants in common. One exception is written into the code. Wyoming Statutes 34-1-140(b), added in 2023 and treated as a clarification in Lewis v. Wolfe, 2026 WY 63, provides that grantees described as spouses, or as husband and wife, take by the entirety unless the deed specifies another form of ownership. The same section allows a joint tenancy to be created by naming the joint tenants in the conveyance itself, with no straw transfer. The guide sets out each recognized form and the wording that produces it.

One or two people on each side

This is the base configuration of the Wyoming warranty deed line, drawn for natural persons signing in their own capacity. The Grantor(s) block and the Grantee(s) block are free form, and each holds one or two names, so one instrument covers four count patterns: one owner to one buyer, one to two, two to one, and two to two. The execution page carries a GRANTOR block and a SECOND GRANTOR (if applicable) block, each with an acknowledgment certificate of its own, and the second pair goes unused where a single owner conveys. Status and vesting language is typed in rather than preprinted. Conveyances made in an entity or trustee capacity, conveyances signed under a power of attorney, and conveyances by three or more owners on a side follow different patterns, and this deed recites none of them.

The release that rides in the granting clause

Wyoming puts its homestead sentence inside the deed rather than on a separate rider. Wyoming Statutes 34-2-121 calls for the owner and the owner's spouse to sign and acknowledge an instrument encumbering or disposing of a homestead, calls for a release and waiver of homestead rights in substance, and makes an instrument lacking either one void, excepting a conveyance running directly from one spouse to the other. This form prints the release inside the granting sentence, so those words travel with the conveyance.

What the clerk needs at the counter

Recording is done by the county clerk of the county holding the land, and Wyoming charges by the page under Wyoming Statutes 18-3-402(a)(xvi): twelve dollars for the first, three for each one after, with small additions for extra surnames and parcel descriptions. No state documentary stamp or deed transfer tax applies. Two further items control acceptance: a document is not recorded until the grantee's address has been furnished, under Wyoming Statutes 34-1-119(a), and a transfer instrument is not accepted until the sworn Statement of Consideration reaches the clerk under Wyoming Statutes 34-1-142. That statement goes on the State Board of Equalization form, stays confidential for assessment use, and is prepared separately from this package.

This purchase delivers the Wyoming warranty deed as a fillable PDF, a completed example filled in for a Campbell County sale, and a plain-language guide covering the statutory framework, every blank on the form, the signing formalities, and the recording steps. The materials are informational and are not legal advice.