A deed is the legal document that transfers ownership of real property. The type of deed determines what protections the buyer receives — and what the seller guarantees. Choosing the wrong deed type can leave a buyer with no recourse if title problems surface years later.
The gold standard. The seller (grantor) warrants good title, freedom from encumbrances (except those listed), and will defend the buyer against all title claims — including claims from before the seller owned the property. This is the standard deed in residential purchases. If you're buying a home, insist on a general warranty deed.
The seller only warrants against defects arising during their ownership. Anything before is the buyer's problem. Common in commercial sales, foreclosures, and institutional transfers. Title insurance is even more critical with a special warranty deed because the seller's guarantee is narrower.
Transfers whatever interest the grantor has — which could be full ownership or nothing at all. Zero warranties about title quality. Used for family transfers, clearing title defects, adding/removing a spouse, transferring into a trust, or resolving boundary disputes. Never accept a quitclaim in a purchase transaction — a seller who insists on one is a red flag.
Used when property is transferred by an executor, administrator, trustee, guardian, or agent under power of attorney. Identifies the fiduciary capacity and authority. The fiduciary makes no personal warranties — they transfer the decedent's or principal's interest, not their own.
Issued after a sheriff's sale (foreclosure or judgment execution). The buyer receives whatever title the former owner had, subject to surviving liens. No warranties of any kind. Title insurance on a sheriff's deed can be difficult to obtain and may require a quiet title action.
All deeds must be recorded with the Bucks County Recorder of Deeds in Doylestown. An unrecorded deed is valid between the parties but loses priority to a subsequent purchaser who records first. Recording fees: $82.75 base plus per-page and per-name surcharges. Additionally, 15 Bucks County municipalities require separate deed registration within 72 hours — see our Deed Registration section.
⚠ Deed vs. Title
A deed is the document that transfers ownership. Title is the legal right to own and use the property. You can receive a deed without receiving good title — which is why title searches and title insurance exist.
About AI-Generated & Online Deed Forms
AI tools and online deed generators routinely produce deed forms missing required Pennsylvania certifications — the Uniform Parcel Identifier, the REV-183 Statement of Value, or the § 8101-C residency certification. The Bucks County Recorder of Deeds will reject a deed missing any of these. If you've prepared a deed using an online tool, have it reviewed before attempting to record it. See our AI-Generated Legal Documents section for a detailed breakdown.
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