New York Bargain and Sale Deed with Covenant Against Grantor's Acts

New York Bargain and Sale Deed with Covenant Against Grantor's Acts — What This Package Is For

New York deed package last revised: July 2026.

Use this New York bargain and sale deed when the parties intend a statutory-style conveyance with the covenant that the grantor has not done or suffered anything whereby the premises have been encumbered, except as stated in the deed.

In New York, this deed commonly fills the role that a warranty deed plays in many other states. It is different from a deed with full covenants, which gives broader covenant language, and different from a quitclaim deed, which gives no deed warranty.

What You Receive

• Editable deed form: Bargain-and-Sale-Deed-with-Covenant-Against-Grantors-Acts-NY.docx, a Microsoft Word document prepared for customer completion and recording after appropriate review.
• Separate instructions and recording checklist: Bargain-and-Sale-Deed-with-Covenant-Against-Grantors-Acts-NY-Instructions.docx, a Microsoft Word checklist covering completion, signing, acknowledgment, recording, transfer forms, and stop-condition issues. The instructions are separate so they are not accidentally recorded as part of the deed.

Key New York Signing and Recording Points

• New York deeds are recorded with the County Clerk in the county where the land is located. In Manhattan, Bronx, Brooklyn, and Queens, recording is handled through the City Register / ACRIS system; Staten Island (Richmond County) records deeds with the Richmond County Clerk.
• A recordable deed generally needs an acknowledged grantor or transferor signature, a complete legal description attached as Exhibit A, a tax map / SBL or local parcel identifier where required, and legible black text suitable for optical imaging.
• Most present-transfer deeds require an online RP-5217 or RP-5217NYC transfer report and a TP-584 or TP-584-NYC transfer-tax return. Transfer-tax, exemption, nonresident withholding, LLC disclosure, mansion-tax, and local recording requirements are transaction-specific.
• New York does not treat co-op shares and proprietary leases as ordinary deeded real property. Use professional review for co-op, lender, title-insurance, fiduciary, probate, divorce, bankruptcy, capacity, tax, Medicaid, trust, entity, or disputed-title facts.

Common Uses

• New York real-property transfers where bargain-and-sale-with-covenant treatment is intended
• title-company or attorney-reviewed transactions using New York statutory-form language
• transactions where permitted exceptions are identified and the covenant is limited to the grantor's own acts

When to Stop Before Using This Form

Do not use this form if the transaction requires full-covenant warranty language, no-warranty quitclaim language, a fiduciary deed, a TOD deed, a correction deed, a lender/security instrument, or transaction-specific title or tax drafting.