Georgia Special Warranty Deed

Georgia Special Warranty Deed — What This Package Is For

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.