A Florida special warranty deed form is a document that transfers real estate from one owner to another. People also use it to move property into a trust or a business. Create your deed form online with the button below, or read our full guide to deed forms to compare deed types.
Last Updated: October 2026. This guide is reviewed and updated regularly to reflect current law. If you notice an error or outdated information, please contact us.
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As per the title of the document, the person who gives the property away guarantees the purity of the object title. That is, the seller officially and legally assures that they have not done anything with the property that can spoil its status, the object is not pledged or under arrest, and is not tied to an unpaid mortgage.
At the same time, the protection of title does not concern anyone other than the current owner. This means that the property might have been implicated in illegal transactions in the past and was transferred to the current owner with damage in the title. In short, a special warranty deed should be used when the recipient does not doubt the history of the object and the track of its ownership.
These terms appear on the deed and in the steps below:
The special warranty deed forms are governed by the Florida Statuses, Title XL, Chapter 689. The section covers the transfer of the real estate to new ownership and dwells on some cases of using this type of deed in detail. To find out the legal justification, you can read § 689.02. The subsection prescribes the warranty deed and highlights its major points.
The legal execution of a special warranty deed in Florida must be certified by the signatures of the seller, the buyer, and a notary public in the presence of two witnesses. Sometimes the seller and the buyer can do with one witness with the notary acting as the second witness. All persons must sign the deed in the presence of a notary public for it to be valid.
After notarization, the document is recorded with the Clerk of the Circuit Court. This is the only office that accepts a special warranty deed for further registration in the state administrative structure.
When submitting an application to the Clerk, remember to pay the tax fee. The amount of the fee is based on the total cost of the transferred object.
People choose this deed in a handful of everyday situations, such as those involving a living trust or the sale of commercial real estate. Here are the most common cases for a special warranty deed to be relevant:
A special warranty deed is a written document that transfers real estate to a new owner. Florida’s special warranty deed should be primarily distinguished from similar forms, such as General Warranty Deed and Quitclaim Deed. The general warranty deed guarantees the legal purity of the object title throughout the entire track of ownership. In contrast, the special warranty deed applies only to the current owner.
Unlike both forms, the quitclaim deed does not guarantee the title at all, which makes it appropriate only in the context of family ties or close acquaintances.
Follow these steps to complete your Florida deed. Have the names of the grantor and the grantee, the parcel ID, and the property description ready before you start. Sellers usually find these details on their current deed. If you use our online builder, it asks for these details one at a time and offers a way to save your progress.
Name the Grantor
Write the name of the seller or current owner who is transferring the property.
Name the Grantee
Write the name of the person or business that is receiving the property.
Specify the Parcel ID
Write down the parcel identification number in the designated line.
Enter the Transfer Date
Specify the date of transfer.
Note the Addresses
Write the name and mailing address of the grantor and the grantee.
Name the County
Specify the county where the property is located.
Describe the Property
Fill in the field for the legal description of the real estate.
Provide the Required Signatures
In the presence of a notary and two witnesses, sign the document and have the grantee sign it.
Provide Additional Documents
Gather any supporting papers, such as an extended description of the property, and bring them with the signed deed to the Clerk.
It is a written document that moves ownership of real estate to a new owner. It is one of several deed types, so compare it with a general warranty deed and a quitclaim deed before you choose.
Select Create My Document and answer a few questions about the grantor, the grantee, and the property. You can save your progress, finish on any device, and then download and print the form.
Gather the full names and mailing addresses of the grantor and the grantee, the parcel ID, the county, and the legal description of the property. Your current deed is usually the easiest place to copy them from.
Keep a signed copy for your own records. Gather any supporting papers you plan to bring with the signed deed.
General information, not legal or tax advice.
