Start your limited warranty
deed transfer today
The standard deed for Georgia sales and estate transfers
$295 flat fee
every transfer
100% remote
no courthouse trips
Attorney-prepared deeds in 2 business days Powered by ClearPathTitle
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What it does
Warrants the grantor's own period of ownership
A limited warranty deed (called a "special warranty deed" in other states) transfers Georgia real estate with a narrow warranty of title. The grantor guarantees they own the property and have the right to transfer it, and that the title is clear of any defects that arose during their period of ownership.
What the grantor does not warrant is the title history before they took ownership. If a defect traces back to a prior owner — a forged signature 40 years ago, an unreleased lien from the 1990s — the grantor isn't on the hook for it. The buyer covers that earlier history with an owner's title insurance policy, which is exactly why limited warranty is the default deed in Georgia residential closings.
Most common uses
- FSBO home sale where the buyer has their own title insurance
- Estate or executor transfer to an heir
- Investor selling a rental or flipped property
- Family sale with real money changing hands
The honest note: a limited warranty covers only the grantor's period of ownership. Buyers who want protection for earlier history pair it with an owner's title insurance policy — a separate product from a title company, not part of this service.
Sample warranty deed
$295 flat — title search, deed, FedEx label & recording included. Start My Warranty Deed
Who it's for
Is a limited warranty deed right for you?
A great fit
- FSBO sale where the buyer is getting title insurance
- Estate or executor transferring property to an heir
- Investor selling a rental or flip
- Bank/REO post-foreclosure transfer
- Family sale with money changing hands
Not a fit — we'll tell you
- Family transfers with no money changing hands (use a quitclaim)
- Buyers wanting full-history protection from the deed itself
- Grantors not comfortable warranting even their own period
- Property outside Georgia
Not sure which deed fits? We'll tell you straight in five minutes. Book a free call
A great fit? Most people finish the order in 10 minutes. Start My Warranty Deed
How it works
Four steps. You never leave home.
01
Answer a few questions
Enter the property address, the grantor (seller), and the grantee (buyer). Takes most people less than 10 minutes.
02
Get your deed by email
We review your title and an attorney prepares your limited warranty deed with correct Georgia warranty language. Ready in 2 business days.
03
Sign & send it back
The grantor signs before any notary near you (plus one witness), then returns the deed with the prepaid FedEx label in your packet.
04
We record it
We eFile it with your county along with the PT-61 form and send you the recorded deed. Takes a few days to a week.
Ready to start? Most people finish in under 10 minutes. Start My Warranty Deed
Reviews
What Georgia homeowners say
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Pricing
One flat fee.
No hourly billing.
The same transfer at a law firm is typically billed by the hour. Here it's one price, quoted up front, for every deed type and every county.
ClearPath Guarantee — full refund any time before recording.
$295
flat · every transfer
- Title search
- Attorney-prepared deed
- Prepaid FedEx return label
- County recording
- Lifetime customer support
Ready in 2 business days · 100% remote
FAQ
Limited warranty questions
What exactly does "limited warranty" warrant?
The grantor warrants two things: (1) they own the property and have the legal right to convey it, and (2) the title is free of defects that arose during their period of ownership. They do not warrant anything about the title before they took ownership. It's a narrower promise than a general warranty deed, but broader than a quitclaim (which makes no warranty at all).
Is a limited warranty deed the same as a special warranty deed?
Yes, functionally. Some states call it "special warranty," Georgia calls it "limited warranty" — the legal effect is the same. If you've seen a deed template labeled "special warranty deed," a Georgia limited warranty deed is the equivalent.
Why is limited warranty the most common deed in Georgia sales?
Because it aligns risk with what each party can reasonably know. The seller can vouch for their own ownership period — they lived through it. The buyer addresses earlier history through an owner's title insurance policy, which is cheaper and more effective than asking the seller to stand behind 100 years of prior owners. Limited warranty + owner's title insurance is the standard Georgia residential transaction.
Does a limited warranty deed give the buyer title insurance?
No. A deed is a conveyance document, not insurance. If the buyer wants title insurance, they purchase an owner's title policy separately from a title company — typically at or before closing. Georgia Property Deed prepares the deed itself; title insurance is a different service handled by ClearPathTitle or other title agents.
If a title defect from before my ownership shows up, am I liable as the grantor?
No. That's the whole point of a limited warranty deed — your warranty only covers your period of ownership. If a defect traces back to a prior owner, the buyer's recourse is their title insurance policy (if they bought one), not you.
Should I use a limited warranty deed for a family transfer with no money changing hands?
Usually a quitclaim is cleaner for that situation — simpler, cheaper, and the warranty language of a limited warranty adds no practical benefit between family members who already trust each other. See our quitclaim deed page →
Does the grantee need to sign?
No. In Georgia, only the grantor signs a deed. The grantee accepts by recording. Execution requirements: grantor signature, a notary, and one witness.
Can a limited warranty deed be used for a sale between strangers?
Yes — it's actually the standard deed for arm's-length Georgia residential sales. As long as the buyer has owner's title insurance to cover anything older than the seller's ownership period, the parties are well-protected.
Are the warranties in a limited warranty deed enforceable in court?
Yes. Unlike a quitclaim (which makes no title warranty), the warranty covenants in a limited warranty deed are enforceable. If a defect arose during the grantor's ownership and wasn't disclosed, the grantee can sue for damages under the deed's warranty language.
How long does the full process take?
We draft your limited warranty deed within 2 business days of receiving your property details. After you sign and return, your county records it in up to 1 week, depending on county workload. Total door-to-door: roughly 2 weeks.
Ready to prepare your limited warranty deed?
$295 flat · prepared in 2 business days · recorded with your county
ClearPath Guarantee — full refund anytime before recording