PublicLegal Deed Form – Only $9.99
- 2 MS Word files included
- Editable where Word format is included
- PublicLegal-authored self-help template
- Instant download after checkout
- Download support and refund policy
Florida Special Warranty Deed
PublicLegal-authored self-help deed form.
Provided for customers to complete with their own transaction information and submit to the proper local recording office. Recorder offices and state agencies may require separate supplemental forms, taxes, fees, or cover sheets, and requirements vary by jurisdiction and transaction. Review the product notes and confirm local recording requirements before relying on any completed deed.
What Is a Florida Special Warranty Deed?
Florida deed package last revised: July 2, 2026.
A Florida special warranty deed transfers Florida real property with limited warranty promises from the grantor, subject to the exceptions and wording stated in the deed. The warranty is narrower than a general warranty deed and is generally tied to claims by, through, or under the grantor rather than all title history.
What Is Included After Checkout?
The Florida special warranty deed package includes two editable Microsoft Word documents: the Florida Special Warranty Deed and a separate Florida Special Warranty Deed Instructions and Recording Checklist. The instruction file is separate so completion guidance is not accidentally recorded as part of the deed.
When This Florida Deed May Be Considered
This form may be considered when a Florida transaction calls for limited warranty treatment, such as selected commercial, REO, fiduciary, entity, or title-company-directed transfers. Confirm the deed's exact warranty scope, exceptions, authority, homestead, lender, tax, and title-company requirements before signing.
Florida Recording and Completion Notes
- Signing, witnesses, and notary: Florida deeds generally must be signed by the grantor in the presence of two subscribing witnesses and acknowledged before a notary or other authorized officer before recording.
- Recording office: Record with the Clerk of the Circuit Court / county recorder for the Florida county where the property is located.
- Legal description: Use the complete legal description from a reliable title source. A street address, parcel number, or property-appraiser summary is not a substitute.
- Recording space: Florida recording standards include first-page and later-page top-right blank-space requirements; do not shrink or remove recording-space areas when completing the document.
- Taxes and homestead: Documentary stamp tax, mortgage surtax or intangible-tax issues, Miami-Dade treatment, homestead spouse joinder, lender requirements, title insurance, and property-tax consequences can be fact-specific and should be reviewed before signing.
Special Warranty vs. General Warranty and No-Warranty Deeds in Florida
A Florida special warranty deed gives limited warranty promises and is narrower than a general warranty deed. It is not the same as a fee simple no-warranty deed or quitclaim deed, both of which are no-warranty paths. Use the deed type that matches the intended warranty scope.
Frequently Asked Questions
What does a Florida special warranty deed warrant?
A special warranty deed generally limits the grantor's warranty promises to claims by, through, or under the grantor, subject to the deed's stated exceptions and exact wording.
Is a Florida special warranty deed the same as a quitclaim deed?
No. A special warranty deed gives limited warranty promises. A quitclaim deed gives no title warranties and releases only the grantor's possible interest.
Does a Florida special warranty deed require two witnesses?
Florida deeds generally require two subscribing witnesses and a notary acknowledgment for recording. Confirm execution details before signing.
Where do I record a Florida special warranty deed?
Record the deed with the Clerk of the Circuit Court / county recorder in the Florida county where the real property is located.
What files are included with this Florida special warranty deed product?
The product includes the editable Florida Special Warranty Deed Word document and a separate editable Florida Special Warranty Deed Instructions and Recording Checklist Word document.
"What does ILRG guarantee?"
ILRG provides self-help deed forms and download support. PublicLegal-authored deed forms are provided for customers to complete with their own transaction information. Deed recording requirements, supplemental forms, transfer taxes, title-company practices, and legal suitability vary by jurisdiction and transaction. If you are not 100 percent satisfied after purchasing from us, contact us for a refund.