Adams County Special Warranty Deed Form (Pennsylvania)
All Adams County specific forms and documents listed below are included in your immediate download package:
Special Warranty Deed
Fill in the blank form formatted to comply with all recording and content requirements.
Included Adams County compliant document last validated/updated 8/7/2024
Special Warranty Deed Guide
Line by line guide explaining every blank on the form.
Included Adams County compliant document last validated/updated 11/1/2024
Completed Example of the Special Warranty Deed Document
Example of a properly completed form for reference.
Included Adams County compliant document last validated/updated 11/4/2024
The following Pennsylvania and Adams 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 Adams County. The executed documents should then be recorded in the following office:
Adams County Recorder of Deeds
117 Baltimore St, Rm 102, Gettysburg, Pennsylvania 17325
Hours: 8:30 to 4:30 M-F
Phone: (717) 337-9826
Local jurisdictions located in Adams County include:
- Abbottstown
- Arendtsville
- Aspers
- Bendersville
- Biglerville
- Cashtown
- East Berlin
- Fairfield
- Gardners
- Gettysburg
- Idaville
- Littlestown
- Mc Knightstown
- Mc Sherrystown
- New Oxford
- Orrtanna
- Peach Glen
- York Springs
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 Adams 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 Adams County using our eRecording service.
Are these forms guaranteed to be recordable in Adams County?
Yes. Our form blanks are guaranteed to meet or exceed all formatting requirements set forth by Adams 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 Adams County that you need to transfer you would only need to order our forms once for all of your properties in Adams County.
What are supplemental forms?
Often when a deed is recorded, additional documents are required by Pennsylvania or Adams 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 Adams 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.
A real estate deed is used to transfer title to real property in Pennsylvania. The statutory form of a real estate deed is offered in 21 P.S. 1 and can be tailored for a special warranty deed. In a conveyance of real estate in this state, the words "grant and convey" or either one of those words will be effective to pass a fee simple title to the premises conveyed to the grantee, if the grantor possess such a title (21 P.S. 2). Further, the words "grant and convey" also imply the following covenants: That the grantor was seized of an indefeasible estate in fee simple of the property conveyed, free from encumbrances done or suffered by the grantor, and also for quiet enjoyment against the grantor, his heirs, and assigns, unless limited by express words in the deed (21 P.S. 4). A covenant from a grantor that he "will warrant specially the property hereby conveyed" will be construed to be a covenant from the grantor that he will warrant and forever defend the said property, and every part thereof, unto the said grantee, his heirs, personal representatives, and assigns against the lawful claims and demands of the grantor and all persons claiming or to claim by, through, or under the grantor (21 P.S. 6).
A special warranty deed cannot be recorded until it has been signed and acknowledged by the grantor or grantors (21 P.S. 42). A special warranty deed can be acknowledged in Pennsylvania before a judge of a court of record, a clerk or deputy clerk of a court having seal, a recorder of deeds, a notary public, or a justice of the peace (21 P.S. 291.2). The special warranty deed, after being duly acknowledged, either in Pennsylvania or in another state, must have a certificate of acknowledgment by an officer under seal (21 P.S. 46). Acknowledgments of deeds can be taken in other states, and the deed will be valid as if it has been made, acknowledged or proved in the proper county where the land is situated. A special warranty deed that has been executed and acknowledged out of state must be proved and acknowledged in accordance with 21 P.S. 41 in order to be recorded in Pennsylvania.
All deeds wherein it is the intention of the party executing the deed to grant, bargain, sell, and convey any land situated in Pennsylvania, upon being acknowledged by the party executing the deed or proved according to law, should be recorded in the Register of Deeds office in the county where the land is located. A special warranty deed that is not acknowledged or proved and recorded will be fraudulent and void as to any subsequent bona fide purchaser, mortgagee, or holder of any judgment, duly entered in the Register of Deeds office of the county where the land is situated, without actual or constructive notice, unless such deed or instrument of writing has been recorded as required before the recording of the deed, conveyance, or entry of judgment under which such subsequent purchaser, mortgagee, or judgment creditor shall claim (21 P.S. 351). The legal effect of recording a special warranty deed is to provide constructive notice to subsequent purchasers, mortgagees, and/or judgment creditors of the parties to the agreement (21 P.S.357).
(Pennsylvania SWD Package includes form, guidelines, and completed example)
Our Promise
The documents you receive here will meet, or exceed, the Adams 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 Adams 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.
4.8 out of 5 - ( 4434 Reviews )
James S.
November 21st, 2024
Forms used, created quitclaim deed that the county accepted without a second look (turns out they see deeds.com forms regularly via erecording and in person). Will be back for any real estate related forms I need and they carry. Will always be my first stop. Also, will use erecording next time, mad I didn't see it this time.
Thanks for the kind words James, glad we could help. Look forward to seeing you again.
Thomas G.
November 21st, 2024
Wasn’t what I expected
Sorry to hear that your expectations were missed. Your order has been canceled. We do hope that you find something more suitable to your expectations elsewhere. Do keep in mind that purchasing legal forms should not be an exploratory endeavor.
Jimmy P.
November 20th, 2024
They sent me everything I would need to do this. Easy purchase -Easy download. Great!! I'll be back here for all my document needs.
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Jolene K.
June 6th, 2022
The forms were easy to download and use. I'm satisfied with it. The sample and the instructions were very helpful.
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Max P.
February 26th, 2021
Excellent. Timely. Efficient. Smooth. Thank you!
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Marc Z.
March 24th, 2019
Thank you for having an easy to navigate website with updated documents! Had everything I needed, took care of business and on to the next transaction.- Aloha
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Andrew B.
January 3rd, 2022
Very easy to use and I appreciate the fees being charged after the submission.
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Susan J.
June 29th, 2020
very fast service. immediate response and kept me informed along the way. the county was not cooperating and this was communicated to me and my fee was refunded, just like that. will definitely use this company again
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Eleody L.
January 7th, 2019
I mistakenly ordered the wrong package and within 3 minutes of asking for a replacement, I was given one by the company. I am extremely impressed with the prompt response and the forms! I will use this site again if I needed other deed forms!!!!
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Crystal P.
April 16th, 2024
This service is amazing! We have tried several other online recording services which all disappointed. Deeds.com got all three of our documents recorded same day as invoice payment. Thank you for the quick turn around! We will be using this service often.
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Scott S.
November 20th, 2020
This is the best resource I have found for documents related to beneficiary deeds!
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spencer d.
February 9th, 2023
Great and quick service!
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RICHARD M.
May 12th, 2020
After a little glitch due to heavy volume at the County Recorder, my document was recorded. County Recorder was closed to public access at the office (due to the coronavirus issues) so all documents were either mailed to them or sent in electronically.
Deeds.com was very efficient at their end with very quick responses to my questions and concerns. I would definitely use their services again.
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Anthony C.
September 20th, 2019
I am filing a Personal Representative Deed. Haven't used the forms yet but the package sent is comprehensive and appears easy to follow. A bit help to someone who has never done this.
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Kimberaley J.
May 24th, 2021
I had no problem printing out the forms, very easy. Also when I called, customer service was very helpful and very polite.
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