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
Georgia 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.
Georgia Special Warranty Deed — What This Package Is For
Georgia deed package last revised: July 2, 2026.
A Georgia special warranty deed — often called a limited warranty deed in Georgia practice — transfers real property with warranty protection limited to claims arising by, through, or under the grantor. It does not provide a general warranty for the full title history before the grantor owned the property.
Georgia law does not imply title warranties into deeds. The express special warranty language is the warranty. Use this form only when that narrower warranty scope is intended.
What You Receive
- Editable Georgia Special Warranty Deed: a Word document for limited-warranty conveyances, with express special warranty covenants, exceptions, vesting, execution, and Exhibit A legal-description sections.
- Separate instructions and recording checklist: a Word checklist explaining special warranty scope, signing, PT-61/eFiling, recording, and stop conditions.
Key Georgia Signing and Recording Points
- Warranty scope: the deed warrants only against claims by, through, or under the grantor, and not otherwise.
- No implied warranty: O.C.G.A. § 44-5-61 means Georgia deeds do not carry implied title warranties; the written warranty language matters.
- Witnesses: ordinary Georgia deed attestation requires an authorized officer plus one unofficial witness physically present at signing. The officer and unofficial witness should be different people, and neither should be a party or beneficiary.
- PT-61 and recording: PT-61, transfer-tax exemptions, GSCCCA eFiling, and Clerk of Superior Court recording requirements should be handled before filing.
When to Stop Before Using This Form
Use professional review for financed sales, entity or fiduciary authority, REO or foreclosure-related facts, title-company requirements, unclear title history, existing liens or security deeds, probate, divorce, bankruptcy, or any transaction where the parties are unsure whether general warranty, special warranty, or no-warranty treatment is intended.
Frequently Asked Questions
What files are included?
The package includes an editable Georgia Special Warranty Deed Word document and a separate editable Georgia Special Warranty Deed Instructions and Recording Checklist Word document.
How is special warranty different from general warranty?
Special warranty is limited to claims by, through, or under the grantor. General warranty is broader and reaches claims of all persons, subject to the deed’s stated exceptions.
Is this the same as a quitclaim deed?
No. A quitclaim gives no deed warranty. A special warranty deed gives an express but limited warranty.
Does this deed still need PT-61 and witnesses?
Yes. Georgia signing, PT-61/eFiling, and Clerk recording requirements are separate from the warranty scope.
"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.