The Texas Special Warranty Deed Form is a legal document that transfers property rights from one person to another. The seller guarantees the purity of the property title during the transfer, meaning that the title may have had some encumbrance in the past without the grantor’s knowledge. Typically, these terms are sufficient for the sale of real estate, so this form is commonly used with real estate transactions.
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 If you notice an error or outdated information, please contact us.
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The deed warrants that the current owner has not done anything leading to problems with the property title. Therefore, the property was not seized or put up as collateral during the last period of ownership. Thus, a free fillable special warranty deed form is applicable in the following cases:
The Special Warranty Deed operates under Texas Statutes , Property Code , Title 2 ( Conveyances ), Chapter 5 ( Conveyances ). The Chapter covers the legal relationship between the seller and the buyer and defines the rules for property rights transfer. Here you also find aspects of restrictions on the transfer of real estate, types of transfers, and so on.
Please note that you need to fill out the form following state law for the warranty to be valid in Texas. Read on to learn how to complete and submit the form correctly.
There are specific rules for signing a special warranty deed within the state of Texas. After the form is completed, signed, and notarized, it must be recorded at the Register of Deeds in the County Clerk’s Office. The seller and the buyer need to contact the clerk’s office in the county where the property is located.
The filler must follow the wording to state the provisions clearly. To correctly determine the nature of the transfer of rights in the act under consideration, you need to use the words “grant,” “sell,” and “convey” with “property.”
The deed must also include a written description of the object and comply with the formatting requirements (meaning the field’s size, font, and page numbering). Do not neglect these rules to avoid having to redo the paper again.
Several kinds of deeds can transfer property in Texas, so it helps to compare them before you choose one. FormsPal also has a form for the Texas general warranty deed, which you can open and compare with this form.
The special warranty deed should be distinguished from the two other similar Texas deeds:
The grantor is the seller and current owner of the property, and the grantee is the buyer who receives it. Both names appear on the deed, so confirm the spelling with each person before you start filling in the form.
Keep these details together for each side:
Use the FormsPal form builder to create and customize an up-to-date Texas special warranty deed. Answer the questions on screen, then follow the steps below to check that each part of the finished deed is complete.
These sample entries use made-up names and addresses to show what each part of the form can look like. Replace every sample with the real details of your transfer before you print the deed.
| Part of the form | Sample entry |
|---|---|
| Calendar date | June 12, 2027 |
| Grantor | Anna Baker, 123 Main Street, Springfield |
| Grantee | Ben Carter, 45 Oak Avenue, Riverton |
| Payment amount | $250,000 |
| Legal description | Lot 7, Block 3, Maple Grove Subdivision |
Read the finished deed from top to bottom before anyone signs it. A short review helps you catch typing slips before they cause trouble. Check these points against the details you gathered:
A special warranty deed passes ownership of property from a seller to a buyer. These answers cover the questions people ask most often while they prepare the Texas special warranty deed form online.
Yes. Click Create My Document, answer a few simple questions, and the builder creates the deed for you. You can save your progress, finish on any device, and download the deed to print.
Have these details ready before you open the builder:
Yes. Save your progress in the builder and come back to finish the deed on any device. Download and print it only when every line looks right.
Keep a signed copy with your records and give the other party a copy as well. If you are unsure about the next step, ask the County Clerk’s Office or a local attorney.
General information, not legal or tax advice.
