Niagara County Special Warranty Deed Form (New York)
All Niagara County specific forms and documents listed below are included in your immediate download package:
Special Warranty Deed Form
Fill in the blank form formatted to comply with all recording and content requirements.
Included Niagara County compliant document last validated/updated 11/14/2024
Special Warranty Deed Guide
Line by line guide explaining every blank on the form.
Included Niagara County compliant document last validated/updated 12/16/2024
Completed Example of the Special Warranty Deed Document
Example of a properly completed form for reference.
Included Niagara County compliant document last validated/updated 10/18/2024
The following New York and Niagara County supplemental forms are included as a courtesy with your order:
When using these Special Warranty Deed forms, the subject real estate must be physically located in Niagara County. The executed documents should then be recorded in the following office:
Niagara County Clerk - County Court House
175 Hawley St / PO Box 461, Lockport , New York 14095-0461
Hours: 9:00 am - 5:00 pm Monday - Friday / Recording: 9:30 am - 4:30 pm
Phone: (716) 439-7022
Local jurisdictions located in Niagara County include:
- Appleton
- Barker
- Burt
- Gasport
- Lewiston
- Lockport
- Middleport
- Model City
- Newfane
- Niagara Falls
- Niagara University
- North Tonawanda
- Olcott
- Ransomville
- Sanborn
- Stella Niagara
- Wilson
- Youngstown
How long does it take to get my forms?
Forms are available immediately after submitting payment.
How do I get my forms, are they emailed?
Immediately after you submit payment, the Niagara County forms you order will be available for download directly from your account. You can then download the forms to your computer. If you do not already have an account, one will be created for you as part of the order process, and your login details will be provided to you. If you encounter any issues accessing your forms, please reach out to our support team for assistance. Forms are NOT emailed to you.
What does "validated/updated" mean?
This indicates the most recent date when at least one of the following occurred:
- Updated: The document was updated or changed to remain compliant.
- Validated: The document was examined by an attorney or staff, or it was successfully recorded in Niagara County using our eRecording service.
Are these forms guaranteed to be recordable in Niagara County?
Yes. Our form blanks are guaranteed to meet or exceed all formatting requirements set forth by Niagara County including margin requirements, content requirements, font and font size requirements.
Can the Special Warranty Deed forms be re-used?
Yes. You can re-use the forms for your personal use. For example, if you have more than one property in Niagara County that you need to transfer you would only need to order our forms once for all of your properties in Niagara County.
What are supplemental forms?
Often when a deed is recorded, additional documents are required by New York or Niagara County. These could be tax related, informational, or even as simple as a coversheet. Supplemental forms are provided for free with your order where available.
What type of files are the forms?
All of our Niagara County Special Warranty Deed forms are PDFs. You will need to have or get Adobe Reader to use our forms. Adobe Reader is free software that most computers already have installed.
Do I need any special software to use these forms?
You will need to have Adobe Reader installed on your computer to use our forms. Adobe Reader is free software that most computers already have installed.
Do I have to enter all of my property information online?
No. The blank forms are downloaded to your computer and you fill them out there, at your convenience.
Can I save the completed form, email it to someone?
Yes, you can save your deed form at any point with your information in it. The forms can also be emailed, blank or complete, as attachments.
Are there any recurring fees involved?
No. Nothing to cancel, no memberships, no recurring fees.
In New York, interest to real property can be transferred from one party to another by executing a special warranty deed. Special warranty deeds convey an interest in real property to the named grantee with limited warranties of title, but they are not statutory forms in New York.
Special warranty deeds contain covenants that the grantor holds title to the property and has good right to convey it; that the grantor has not conveyed the property to another party; that the property is free from encumbrances that arose during the time that the grantor held title to the property (with the exception of any noted in the deed); and that the grantor will defend the title against anyone who may lawfully claim the same by, through, or under them. These covenants should be explicit in the instrument of conveyance. Basically, a special warranty deed guarantees the title against defects arising only during the period the grantor holds title, and does not extend to the property's entire ownership history.
A lawful special warranty deed meets all state and local standards for recorded documents, including the grantor's full name, mailing address, and marital status; the consideration given for the transfer; and the grantee's full name, mailing address, marital status, and vesting. Vesting describes how the grantee holds title to the property. Generally, real property is owned in either sole ownership or in co-ownership.
For New York residential property, the primary methods for holding title are tenancy in common, joint tenancy, and tenancy by entirety. A grant of ownership of real estate to two or more unmarried persons is presumed to create a tenancy in common, unless a joint tenancy is expressly declared. In the case of married persons, a tenancy by entirety is presumed, unless a joint tenancy or tenancy in common is expressly declared (E.P.T. Law Sections 6-2.1, 6-2.2).
As with any conveyance of realty, a special warranty deed requires a complete legal description of the parcel, including the section, block, lot, and unit numbers. Recite the prior deed reference to maintain a clear chain of title, and detail any restrictions associated with the property.
Sign the deed in the presence of a notary public or other authorized official, then record it at the county clerk's office in the county where the property is located for a valid transfer. Contact the same office to confirm accepted forms of payment. Most counties in New York require a recording page to accompany all documents for recording. This cover page is available on the local county clerk's website, and it factors into the total page count when calculating recording fees.
In New York, the real estate transfer tax is due at the time of recording. File Form TP-584 (Combined Real Estate Transfer Tax Return) with the appropriate county clerk (TAX Law 31-D-1449-EE(2)(d)). Non-residents of New York State must also file an IT-266 Tax Form (Non-Resident Real Property Estimated Income Tax Payment Form) (TAX Law 22-663).
Pursuant to R.P.P. Law 9-333.3, all conveyances, excluding deeds of oil and gas or mineral rights, require a Real Property Transfer Report. Use Form RP-5217-NYC for real property transfers within the five boroughs of New York City, and use Form RP-5217 for real property transfers in all other counties. Contact the local county clerk's office to confirm the specific local requirements.
This article is provided for informational purposes only and is not a substitute for legal advice. Speak to an attorney with questions related to special warranty deeds or for any other issues related to transfers of real property in New York.
(New York SWD Package includes form, guidelines, and completed example)
Our Promise
The documents you receive here will meet, or exceed, the Niagara County recording requirements for formatting. If there's an issue caused by our formatting, we'll make it right and refund your payment.
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Get your Niagara County Special Warranty Deed form done right the first time with Deeds.com Uniform Conveyancing Blanks. At Deeds.com, we understand that your time and money are valuable resources, and we don't want you to face a penalty fee or rejection imposed by a county recorder for submitting nonstandard documents. We constantly review and update our forms to meet rapidly changing state and county recording requirements for roughly 3,500 counties and local jurisdictions.
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December 22nd, 2024
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December 22nd, 2024
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December 22nd, 2024
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June 17th, 2020
This is a great service recommended by CSC. I only had one document to e-file. I would recommend to anyone.
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December 11th, 2019
Easy process! Submit payment, fill out forms using the document guide provided, and print!
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Roger V.
April 26th, 2019
Very easy to use.
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Lucinda E.
October 14th, 2019
I thought this form was great and easy to complete but the instructions were unclear as to whether the grantee- beneficiaries needed to sign and notarize their signatures as well. It did not appear to be the case but it would be helpful if the instructions spelled this out better.
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Leonard D.
May 2nd, 2019
I'm still working on it. I'm surprised that it appears so much information has to be included about beneficiaries.
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William S.
June 4th, 2021
Contents were well done. Could not remove and replace the "Deeds/" footer, rendering the form unusable for filing with a court and county deed records. This should be corrected.
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Karen D.
September 25th, 2020
Very easy to use and understand. Thank you.
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Karen S.
October 24th, 2019
Excellent support! They were patient and knowledgeable.
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Susanne N.
February 25th, 2021
It's hard having to change names on an account when someone dies. I called and was helped by a rep named Lilah. She was most helpful and comforting. Thank you again Lilah.
Thank you for taking the time to leave such kind words Susanne, we appreciate you.
Elizabeth P.
October 20th, 2020
Perfect quitclaim form. Easy to fill in with the required information and all the required information has a place (no easy feat in our county!). It is helpful that they include exhibit pages for larger blocks of information (our legal is 2 pages long). Great job folks!
Thank you for the kind words Elizabeth. Have an amazing day!
Julie A.
December 17th, 2018
After receiving the forms online and reviewing them, it was very easy to fill this out and the additional information was very helpful. Saved a lot of money by not having to use a lawyer/paralegal to do this simple task. Will definitely use Deeds.com in the future for any further needs. Thank you
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Carlene J.
August 12th, 2021
Great way to do business with Dc Government! I submitted my documents and received everything back and approved on the same day! No wait , no line! Lol
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