OK AG Opinion 2024-2 February 6, 2024

When recording a deed in Oklahoma, when do I need to file the foreign-ownership affidavit and when am I exempt?

Short answer: Oklahoma's 2023 anti-foreign-ownership law (S.B. 212) requires an affidavit with most recorded deeds, but four categories are exempt: deeds to government bodies (US, state, political subdivisions, federally recognized tribes), court orders and decrees affecting title, deeds that don't actually transfer title at recording (transfer-on-death and correction deeds), and deeds conveying only oil or gas interests.

Disclaimer: This is an official Oklahoma Attorney General opinion. Under Oklahoma law (74 O.S. § 18b), public officials must generally act in accordance with an AG opinion unless or until set aside by a court; opinions concluding a statute is unconstitutional are advisory only. This summary is for informational purposes only and is not legal advice. Consult a licensed Oklahoma attorney for advice on your specific situation.

Plain-English summary

In 2023, Oklahoma passed Senate Bill 212 to crack down on illegal marijuana grow operations, many of them tied to foreign criminal enterprises. One piece of the law: anyone recording a deed with an Oklahoma county clerk has to file an affidavit confirming the new owner is not a foreign person, business, or trust prohibited from owning Oklahoma land. The law took effect November 1, 2023.

The statute gave the Attorney General the power to declare specific deeds exempt from the affidavit requirement. AG Drummond used that authority to publish four categories of exemptions, which together cover the bulk of recordings that have nothing to do with the foreign-ownership concern:

Deeds to a domestic government body (US, the State of Oklahoma, a political subdivision, or a federally recognized tribe). The legislature was not worried about ODOT building roads.
Court orders and decrees affecting title (probate, divorce, quiet title). A court decree is not a "deed" because it does not arise from voluntary contract.
Deeds that do not actually transfer title at recording, transfer-on-death deeds (which take effect at death, not at recording) and correction deeds (which relate back to the original deed).
Deeds conveying only oil or gas interests. The 2011 amendment to § 6 redefined "land" to include pore space but exclude oil and gas; SB 212 was aimed at surface land where marijuana could be grown, not minerals.

What this means for you

If you are a county clerk

You already process the affidavit on most deed recordings. For an exempt category, no affidavit is required. The four declared categories are: government grantees, court decrees, non-transferring deeds (TOD and correction), and oil/gas-only deeds. The opinion is binding on county officers under 74 O.S. § 18b, so you can rely on it without seeking your own legal review.

Expect questions on edge cases. Mineral-only deeds that include a working interest, covered. Deeds that include both surface and mineral, not covered by the oil/gas exemption (affidavit required). Deeds where the grantee is a Tribe-owned LLC, the political-subdivision exemption is for the Tribe itself, so check the actual grantee identity on the deed.

If you are a real-estate attorney or title company

The opinion saves you from preparing affidavits for many routine post-mortem and probate transfers, oil-and-gas leasing transactions, and government takings. A practical checklist for whether the affidavit is required:

Is the grantee a person, business entity, or trust (not a government body or tribe)? If no, exempt.
Is the instrument a deed? If it is a court order or decree, exempt.
Does the recording itself transfer title? If a TOD or correction deed, exempt.
Does the deed convey surface (or both surface and minerals)? If only oil/gas/minerals, exempt.

If you cannot answer "no" to any of these, file the affidavit.

If you are buying or transferring Oklahoma land

If you are a US citizen buying surface land in Oklahoma, expect the affidavit at closing as standard paperwork. If you are inheriting land through probate or divorce decree, no affidavit is needed when recording the court order. If you are setting up a transfer-on-death deed, no affidavit is needed when you record it during your lifetime, the grantee will not need one either when recording the death certificate.

If you are involved in oil and gas transactions

Mineral-only and oil/gas-only deeds, leases, and assignments are exempt. The AG declared mineral-only deeds exempt because the 2011 amendment to § 6 separated "pore space" (which is part of "land") from "the contents of the pore space" (oil, gas, fluids), and the foreign-ownership concern is about surface use.

If you are a tribal member or tribal entity

Deeds where the grantee is a federally recognized Indian tribe are exempt. This does not extend automatically to tribal LLCs or other tribal business entities: check whether the grantee on the deed is the tribe itself or an entity owned by the tribe, and consult with counsel for entity-level transactions.

Common questions

Q: I am inheriting Oklahoma farmland through probate. Do I need to file the affidavit?
A: No. The court order in the probate proceeding is exempt. You can record it without an affidavit. (If you later sell or convey that land yourself, the buyer's deed will need an affidavit.)

Q: I want to set up a transfer-on-death deed for my Oklahoma property. Affidavit required?
A: No. TOD deeds do not transfer title at recording: title moves at your death. Per the AG, that puts them outside the affidavit requirement. Same for correction deeds.

Q: I am the operator on a new oil and gas lease. Affidavit needed when recording it?
A: No. The opinion expressly declares oil-or-gas-interest-only assignments and leases exempt.

Q: Does the exemption apply to a deed where the grantee is a Tribe-owned company?
A: Not automatically. The exemption covers federally recognized tribes themselves. A tribe-owned LLC is a separate legal entity and would still be subject to the affidavit unless it is otherwise exempt.

Q: What about a deed where ODOT acquires land for a highway project?
A: Exempt. The Oklahoma Department of Transportation is a State agency, and the AG flagged ODOT specifically as an example of a government grantee that does not need to file an affidavit.

Q: I bought a piece of Oklahoma land before November 1, 2023. Do I have to retroactively file an affidavit?
A: No. The affidavit requirement applies to deeds recorded on or after November 1, 2023. The opinion does not require retroactive filings.

Background and statutory framework

Oklahoma's prohibition on alien land ownership goes back to statehood. Article XXII, § 1 of the Oklahoma Constitution forbids non-US-citizen aliens from acquiring or owning land, with carve-outs for Native Americans and bona fide Oklahoma residents. The legislature implemented the prohibition in 60 O.S. §§ 121–127.

After State Question 788 legalized medical marijuana in 2018, Oklahoma saw a wave of illegal grow operations linked to Mexican drug cartels and Chinese nationals. SB 212 (2023) was one of several bills aimed at the problem. It strengthened the alien-ownership statute by:

Adding express prohibition on indirect ownership by aliens.
Adding an exemption for businesses engaged in regulated interstate commerce under federal law.
Requiring an affidavit with most recorded deeds, with the AG authorized to declare exemptions.

The AG worked with county clerks, district attorneys, the Real Estate Commission, the State Bankers Association, the Land Title Association, and others before issuing the four declared exemptions.

The opinion uses standard Oklahoma rules of statutory construction: legislative intent controls; words have their statutory definitions; "deed" is interpreted by reference to National Fire Ins. Co. v. Patterson (deed is a writing evidencing a contract that transfers real-property title); and the 2011 amendment to § 6 (defining land to include pore space but exclude its contents) controls the scope of the oil-and-gas exemption.

Citations and references

Statutes:
- 60 O.S.Supp.2023, § 121, Affidavit requirement and AG exemption authority
- 60 O.S.2021, § 6, Definition of land; pore space
- Okla. Const. art. XXII, § 1, Alien land ownership prohibition
- 58 O.S.Supp.2023, § 1252, Transfer-on-death deed
- 16 O.S.2021, § 78, Title transactions
- 12 O.S.2021, § 1651: Court decrees

Cases:
- State ex rel. Cartwright v. Hillcrest Invs., Ltd., 1981 OK 27, 630 P.2d 1253, domesticated foreign corporations
- Boswell Energy v. Arrowhead Homes, 1999 OK CIV APP 36, 976 P.2d 1113, pre-2011 definition of land included minerals
- National Fire Ins. Co. v. Patterson, 1935 OK 161, 41 P.2d 645, definition of deed
- Foley v. Worthington, 1949 OK 180, 209 P.2d 871, correction deeds relate back

Source

Original opinion text

GENTNER DRUMMOND
ATTORNEY GENERAL
ATTORNEY GENERAL OPINION
2024-2
The Honorable Brent Howard
Oklahoma State Senate, District 38
2300 N. Lincoln Boulevard, Room 427
Oklahoma City, OK 73105

February 6, 2024

Dear Senator Howard:
This office has received your request for an official Attorney General Opinion in which you ask,
in effect, the following question:
What instruments are not subject to the affidavit requirement in title 60,
section 121 (Supp.2023) of the Oklahoma Statutes?
I.

SUMMARY
As of November 1, 2023, section 121 requires the filing of an affidavit when recording a deed with
an Oklahoma county clerk. (S.B. 212, 2023 Leg., 59th Sess., 2023 Okla. Sess. Laws ch. 327, § 1).
In addition, the amendments mandate this office promulgate template affidavits and vest it with
the authority to declare one or more deeds exempt from the affidavit requirement. Pursuant to that
authority, this office concludes that the following instruments and entities are exempt from the
affidavit requirement in section 121:
1. Deeds where the grantee is a domestic governmental body, including, for
example, the United States, the State of Oklahoma or a political subdivision
thereof 1, or a Tribe; 2

Political subdivision has the same meaning as that term is defined in title 51, section 152 (Supp.2022).

This declaration does not determine whether these instruments are otherwise exempt from the provisions of
section 121 and shall not be construed in such a manner. Instead, this declaration is made only under the express
authority in title 60, section 121 (Supp.2023). Such authority provides: “The Attorney General shall promulgate a
separate affidavit form for individuals and for business entities or trusts to comply with the requirements of this
section, with the exception of those deeds which the Attorney General deems necessary when promulgating the
affidavit form.” 60 O.S.Supp.2023, § 121(B) (emphasis added).
2

313 N.E. 21ST STREET • OKLAHOMA CITY, OK 73105 • (405) 521-3921 • FAX: (405) 521-6246

The Honorable Brent Howard
Oklahoma State Senate, District 38

A.G. Opinion
Page 2

State or federal court orders and decrees in probate proceedings, divorce
actions, quiet title actions to cure a defect in title, or other judicial orders and
decrees affecting title to land;
Deeds that do not convey or otherwise transfer title or ownership when
recording the instrument, including transfer on death deeds and correction
deeds; and
Deeds conveying only oil or gas interests. 3
II.
BACKGROUND
Since statehood, Oklahoma law has regulated the rights of aliens to own or hold title to land in
Oklahoma. OKLA. CONST. art. XXII, § 1. 4 Indeed, the constitutional provisions are vitalized by
statute, which implements this prohibition to prohibit those who are not United States citizens from
acquiring title or owning land in Oklahoma. 60 O.S.Supp.2023, § 121. Oklahoma’s land ownership
prohibitions are similar to longstanding federal laws on this issue, enacted to prevent aliens’
acquisition of large tracts of land in the Western territories. 48 U.S.C. § 1501–1508; see also Larkin
v. Washington Loan & Trust Co., 31 F.2d 635 (D.C. Cir. 1929). Thus, the plain language of
Oklahoma’s constitutional and statutory provisions, as well as case law, evidence common concern
with Oklahoma land acquisitions by aliens (i.e., foreign) and those who do not intend to attach
themselves to the State of Oklahoma.
Exceptions to the ownership prohibitions have existed since statehood for Native Americans born
within the United States and for non-citizens who may become bona fide residents of the State of
Oklahoma. Then, in 1976, this office conclusively determined that the term “person” in section
121 prohibits a foreign country from acquiring or holding property in the State except under
conditions outlined in article XXII, section 1 of the Oklahoma Constitution and title 60, sections
121–124. 1976 OK AG 253. Subsequently, in 1981, the Oklahoma Supreme Court determined that
3
See also supra, note 1. Further, this declared exemption includes assignments and leases of only oil or gas
interests. Furthermore, as detailed below, the 2023 amendments to section 121 are intended to only affect surface
interests where marijuana can be grown. There being no intent to affect any minerals, hard or soft, this office declares,
in its discretion, that deeds conveying only subsurface mineral interests are necessarily exempt from the affidavit
requirement in title 60, section 121.
4

The Oklahoma Constitution, article XXII, section 1 provides:

No alien or person who is not a citizen of the United States, shall acquire title to or own land in this
state, and the Legislature shall enact laws whereby all persons not citizens of the United States, and
their heirs, who may hereafter acquire real estate in this state by devise, descent, or otherwise, shall
dispose of the same within five years upon condition of escheat or forfeiture to the State: Provided,
This shall not apply to Indians born within the United States, nor to aliens or persons not citizens of
the United States who may become bona fide residents of this State . . . .
OKLA. CONST. art. XXII, § 1. The Legislature has vitalized this provision of the Constitution in title 60, sections 121–
127 (2021 & Supp.2023).

The Honorable Brent Howard
Oklahoma State Senate, District 38

A.G. Opinion
Page 3

the drafters of the Oklahoma Constitution did not intend for domesticated foreign corporations to
be subject to the same restrictions imposed on aliens. State ex rel. Cartwright v. Hillcrest Invs.,
Ltd., 1981 OK 27, ¶ 31, 630 P.2d 1253, 1260. 5 These constitutional and statutory provisions have
continuously operated as the Legislature intended—to restrict ownership of Oklahoma land by
foreign persons and foreign entities, including a foreign country. 6
Following passage of State Question 788 in 2018, permitting licensed legal cultivation, use, and
possession of marijuana for medicinal purposes, Oklahoma continues to experience a massive
surge in illicit marijuana grow operations, which are often connected to foreign criminal
enterprises. 7 Further, these unlawful operations threaten public safety and harm Oklahoma
communities. 8 In response, the Legislature enacted a series of laws aimed to help law enforcement
agencies combat the illegal marijuana operations in Oklahoma. It is one of these measures, Senate
Bill 212, that you inquire about. Senate Bill 212 changed Oklahoma’s land ownership restrictions
in section 121 in several ways.
First, the Legislature added an express restriction on an alien’s indirect ownership of land. See also
1979 OK AG 286 ¶ 23 (“An alien may not directly or indirectly acquire title to or own land in the
State of Oklahoma.”) (Emphasis added.) Second, the Legislature added an exemption to the land
ownership restrictions for a business entity that is engaged in regulated interstate commerce in
accordance with federal law. 9 Finally, the legislative amendments require an affidavit be included
with a deed recorded with a county clerk. 10 With the latter change, the Legislature also vested this
With the enactment of Senate Bill 212, businesses engaged in regulated interstate commerce are also exempt
from the ownership restrictions. 60 O.S.Supp.2023, § 121.
5

6
The federal law, which applied to Oklahoma Territory at the time that our State Constitution was adopted,
provided in part that:

No alien or person who is not a citizen of the United States, or who has not declared his intention to
become a citizen of the United States in the manner provided by law shall acquire title to or own
any land in any of the Territories of the United States except as hereinafter provided.
Act of Mar. 3, 1877, ch. 340, § 1, 24 Stat. 476; Act of Mar. 2, 1897, ch. 363, 29 Stat. 618 (codified at 48 U.S.C.
§ 1501).
7
Drummond praises signing of laws to combat illegal marijuana operations, GENTNER DRUMMOND OKLA.
ATT’Y GEN. (June 9, 2023), https://www.oag.ok.gov/articles/drummond-praises-signing-laws-combat-illegalmarijuana-operations.

Man demanded $300,000 before killing 4 workers at Oklahoma pot farm, prosecutors say, CBS NEWS (Dec.
5, 2022, 2:22 PM), https://www.cbsnews.com/news/chen-wu-charged-killing-4-workers-oklahoma-pot-farm-300000investment/; State v. Chen Wu, No. CF-2022-72 (Dist. Ct. Kingfisher Cnty., Okla. filed Dec. 2, 2022).
8

This office interprets the phrase “engaged in regulated interstate commerce in accordance with federal law”
as all activities of the business entity are either expressly permitted by federal regulation or federal law, or not
prohibited by federal regulation or federal law.
9

Generally, each person taking title as a grantee must sign the required affidavit. Provided, however, if the
transaction has more than one grantee and one or more of the grantees can attest to the same facts in the affidavit,
those grantees may sign the same affidavit. For example, assume that a husband and wife are taking title or ownership
10

The Honorable Brent Howard
Oklahoma State Senate, District 38

A.G. Opinion
Page 4

office with the authority to exempt any deed when deemed necessary. Accordingly, in light of your
inquiry and to ensure uniformity in implementation, as well as protect state and local officers in
their good faith implementation of the laws of the State, this office considers it necessary to exempt
certain deeds as set forth below. 11
III.
DISCUSSION
A.

Deeds where the grantee is a domestic governmental body, including, for example,
the United States, the State of Oklahoma or a political subdivision thereof, or a Tribe

Three elements must be present to trigger the requirement to file an affidavit when recording a
deed with a county clerk. First, the grantee(s) must be a “person, business entity, or trust” taking
title or ownership in compliance with the land ownership laws.” Second, the instrument must be a
“deed.” Finally, at the time of recording the deed, title or ownership must be transferred. 60
O.S.Supp.2023, § 121(B).
The first element is likely dispositive in relation to governmental entities. It requires determining
whether a governmental entity is a “person, business entity, or trust.” Legislative intent controls
statutory interpretation. Nealis v. Baird, 1999 OK 98, ¶ 35, 996 P. 2d 438, 452–53. Only where
the legislative intent cannot be ascertained from the statutory language are rules of statutory
construction employed. State ex rel. Dep’t of Human Servs. v. Colclazier, 1997 OK 134, ¶ 9, 950
P.2d 824, 827.
Oklahoma statute defines “person” to include “bodies politic or corporate.” 25 O.S.2021, § 16.
Whenever the meaning of a word or phrase is defined in any statute, such definition is applicable
to the same word or phrase whenever it occurs, unless a contrary intention plainly appears. Oliver
v. City of Tulsa, 1982 OK 121, ¶ 18, 654 P.2d 607, 611. Nothing suggests the Legislature intended
a contrary definition or meaning of “person” in section 121. Accordingly, the definition of
“person” in title 25, section 16 likely applies to section 121 and, therefore, subjects governmental
bodies to the affidavit requirement. Traditionally, this answer is dispositive of the issue. Here,
however, under section 121, the Legislature vests this office with the authority to declare one or
to the land, and they each can attest to identical facts in the affidavit. In that case, the husband and wife can sign a
single affidavit. Similarly, where a business entity or trust is taking title or ownership of land, the business entity or
trust may authorize a single person to execute the required affidavit on behalf of the business or trust.
To prepare for the implementation of these legislative changes, knowing that they will impact the vast
majority of land transactions in the state, this office worked with a diverse group of stakeholders, including the county
government officers, county clerks, district attorneys, the Oklahoma Real Estate Commission, the Oklahoma State
Bankers Association, the Oklahoma Land Title Association, abstractors, lenders, title companies, lawyers, legislators,
and others to develop the affidavits and to implement the new requirements in law. This office’s work with these
stakeholders continues, as does the partnerships with governmental agencies and Oklahomans engaging in land
transactions. Across Oklahoma’s seventy-seven counties, there is undoubtedly good faith in implementing this new
law. However, uniformity does not exist and a substantial volume of questions regarding the scope of the law and the
necessity of filing an affidavit continue to arise. This results in understandable frustration and delays in recording land
transactions, and this office recognizes that these recurring issues are unnecessarily diverting resources in state and
county offices. See also supra note 1.
11

The Honorable Brent Howard
Oklahoma State Senate, District 38

A.G. Opinion
Page 5

more instruments exempt from the affidavit requirement. Pursuant to this authority granted under
section 121, this office looks to the broad public policy purposes underlying section 121 and
declares that deeds in which the United States, the State of Oklahoma, a political subdivision, or a
federally recognized Indian Tribe is a grantee, are exempt from the requirement under title 60,
section 121 to file an affidavit when recording a deed with a county clerk. 60 O.S.Supp.2023,
§ 121; Oklahoma Ass’n for Equitable Tax’n v. City of Oklahoma City, 1995 OK 62, ¶ 5, 901 P.2d
800, 803, cert. denied, 516 U.S. 1029 (1995); Haggard v. Haggard, 1998 OK 124, ¶ 12, 975 P.2d
439, 442.
As detailed above, the 2023 legislative amendments to title 60, section 121 aim to help law
enforcement agencies at all levels combat the illegal marijuana operations across the state.
Statements from the authors of Senate Bill 212 and this office plainly evidence that Senate Bill
212 stems from a surge in illegal marijuana grow operations on Oklahoma land (“marijuana
farms”), which are often owned, operated, or financially connected to foreign enterprises,
including Mexican drug cartels and Chinese nationals. 12 S.B. 212, 2023 Okla. Sess. Laws ch. 327,
§ 1; see also GENTNER DRUMMOND OKLA. ATT’Y GEN., supra note 7. (“These illegal grows are
often operated by Mexican drug cartels and Chinese nationals whose illicit activities also include
human trafficking, sex trafficking and the distribution of deadly drugs such as fentanyl.”)
According to Senator David Bullard, the Senate author of Senate Bill 212, the amendments to
section 121 strengthen the State’s fight against illegal purchases with the proliferation of land grabs
following the legalization of medical marijuana. See Bill to stop illegal purchases of Oklahoma
land heads to governor, OKLAHOMA SENATE, (May 19, 2023, 2:21 PM),
https://oksenate.gov/press-releases/bill-stop-illegal-purchases-oklahoma-land-heads-governor.
Clearly, the affidavit serves as a tool for law enforcement to eliminate the illicit operators in
Oklahoma. Equally so, the intent of the affidavit requirement is not to be a mechanism of hindering
law-abiding individuals and certain domestic governmental agencies from transacting their
business. There is simply no indication of a concern with the United States Government, the State
of Oklahoma, a federally recognized Indian tribe, including any of their agencies, or a political
subdivision, supporting or cultivating marijuana on land in Oklahoma. For example, Senate Bill
212 expresses no concern about the Oklahoma Department of Transportation (“ODOT”) illegally
operating a marijuana farm. It logically follows then that ODOT need not unnecessarily file an
affidavit each time it records a deed after receiving a parcel of property as part of a highway
improvement project. Accordingly, this office concludes and declares, in its discretion, that
governmental entities that are a part of the United States Government, the State of Oklahoma or a
political subdivision thereof, or a federally recognized Indian tribe are exempt from the
requirement to include an affidavit with a deed recorded with a county clerk in the State of
Oklahoma. 13
12
Officials’ expressions of legislative intent when participating in the law-making process may be “especially
well informed,” and this office may give deference to that expression of intent. Compsource Mut. Ins. Comp. v. State
ex rel. Okla. Tax Comm’n, 2018 OK 54, ¶ 41, 435 P.3d 90, 104.

By extension, the declared exemption extends to entities under conservatorship domestic governmental
bodies, including Fannie Mae and Freddie Mac, which have been under the conservatorship of the Federal Housing
Finance Agency since 2008. Further, this determination shall not be construed beyond the provisions of Oklahoma
law relating to restrictions on alien ownership of land, namely article XXII, section 1 of the Oklahoma Constitution
13

The Honorable Brent Howard
Oklahoma State Senate, District 38

A.G. Opinion
Page 6

State or federal court orders and decrees in probate proceedings, divorce actions,
quiet title actions to cure a defect in title, or other judicial orders and decrees affecting
title to land

Questions also persist concerning the definition of “deed” in title 60, section 121, or stated more
pointedly, whether specific instruments are within that term and, therefore, subject to the affidavit
requirement. The word “deed” means a “writing . . . which evidences the terms of the contract
between the parties whereby the title to real property is transferred from one to the other . . . .”
National Fire Ins. Co. v. Patterson, 1935 OK 161, ¶ 13, 41 P.2d 645, 647; K & K Food Servs., Inc.
v. S & H, Inc., 2000 OK 31, 3 P.3d 705. According to this definition, a deed is a contract, which
“is an agreement to do or not do a certain thing . . . [which] results from [an] offer and acceptance.”
15 O.S.2021, § 1; Gomes v. Hameed, 2008 OK 3, ¶ 18, 184 P.3d 479, 485. Further, the existence
of a contract requires parties capable of contracting, their consent, a lawful object, and sufficient
consideration. 15 O.S.2021, § 2. Conveyances that do not satisfy these requirements are exempt
from the affidavit requirement.
Further, court decrees are judicial judgments that “determine rights, status, or other legal relations”
between parties under the law. 12 O.S.2021, § 1651. A contract, such as a deed, depends upon the
voluntary actions of the parties involved. A court decree is not a deed for purposes of the affidavit
requirements under title 60, section 121. Compare 16 O.S.2021, § 78 (defining “title transaction”
as “any transaction affecting title to any interest in land, including . . . by tax deed, mineral deed,
lease or reservation, or by trustee’s referee’s, guardian’s, executor’s . . . sheriff’s or marshal’s deed,
or decree of any court . . . .” (emphasis added)). Accordingly, by statutory construction, state or
federal court orders and decrees in probate proceedings, divorce actions, quiet title actions to cure
a defect, or other judicial orders and decrees are exempt from the affidavit requirement in title 60,
section 121.
C.

Deeds that do not convey or otherwise transfer title or ownership when recording the
instrument, including transfer on death deeds and correction deeds

The transfer of title or ownership does not occur when filing certain types of documents with the
county clerk. For example, in a transfer on death deed, the transfer of ownership or title does not
occur until the grantor’s death. 58 O.S.Supp.2023, § 1252(A); see also 58 O.S.2021, § 1257 (“[a]
record owner who executes a transfer-on-death deed remains the legal and equitable owner until
[their] death”). Moreover, section 1252 also prohibits a grantee from signing, consenting, or
agreeing to the transfer of ownership or title during the lifetime of the record owner. Accordingly,
by statutory construction, a transfer-on-death deed is outside of the scope of the affidavit
requirements under title 60, section 121.
Correction deeds, which relate back to the date of the original deed transferring ownership or title,
therefore, also do not convey title at the time of recording. Accordingly, correction deeds that are
curative and, without additional consideration, confirm, correct, modify or supplement a
and the provisions of title 60, sections 121–127 (2021 & Supp.2023). That is, these entities must comply with any
other statutory requirements otherwise applicable to them.

The Honorable Brent Howard
Oklahoma State Senate, District 38

A.G. Opinion
Page 7

previously recorded deed are, by statutory construction, exempt from the affidavit requirements
under title 60, section 121. Foley v. Worthington, 1949 OK 180, 209 P.2d 871.
Finally, an affidavit of a surviving joint tenant pursuant to title 58, section 912, which evidences
the death of a grantee already holding title and does not convey the land because the surviving
joint tenant already holds title, is exempt, by statutory construction, from the affidavit requirement.
D.

Deeds conveying only oil or gas interests 14

As detailed above, Oklahoma has both constitutional and statutory provisions restricting alien
ownership of land. However, neither article XXII, section 1, nor title 60, section 121, supply a
definition of “land.” However, it is settled that land is a subpart of real property, which is a subpart
of property. 60 O.S.2021, §§ 4–5. Further, until 2011, title 60 of the Oklahoma Statutes defined
“land” as “the solid material of the earth, whatever may be the ingredients of which it is composed,
whether soil, rock or other substance.” 60 O.S.Supp.2010, § 6. Relying on this definition, the
Oklahoma Court of Civil Appeals determined that “[t]he word ‘land’ includes not only the surface,
but also the minerals found below it.” Boswell Energy v. Arrowhead Homes, 1999 OK CIV APP
36, ¶ 8, 976 P.2d 1113, 1116. 15 Notably, however, following Boswell, the Legislature amended the
definition of land in section 6 to state, as it currently does:
A. Land is the solid material of the earth, whatever may be the ingredients of which
it is composed, whether soil, rock or other substance, and includes any pore space.
B. 1. As used in this section, “pore space” means any interstitial space not occupied
by soil or rock, within the solid material of the earth, and any cavity, hole, hollow
or void space within the solid material of the earth.
2. As used in this section, pore space is real property and, until title to the pore
space or rights, interests or estates in the pore space are separately transferred, pore
space is property of the person or persons holding title to the land surface above it.
3. Notwithstanding the ownership of the pore space, nothing in this section shall
alter or be construed to alter the ownership of, or rights associated with the oil or
gas, as those terms are defined in Section 86.1 of Title 52 of the Oklahoma Statutes,
that may be within the pore space.
60 O.S.2021, § 6 (emphasis added). 16