The following template is provided for professional use by duly-licensed attorneys. It is drafted to meet Wyoming statutory requirements for a general warranty deed but must be reviewed, tailored, and finalized by counsel admitted in the State of Wyoming prior to execution or recording.
GENERAL WARRANTY DEED
(Wyoming)
[// GUIDANCE: Insert county recorder’s indexing data block here if required by the local County Clerk (e.g., Book, Page, Reception No., Tax Parcel No.).]
TABLE OF CONTENTS
- Document Header
- Definitions
- Operative Provisions
3.1 Conveyance and Grant
3.2 Consideration
3.3 Habendum - Representations & Warranties
4.1 Grantor’s Authority
4.2 Title Warranty Covenants - Covenants & Restrictions (Running With the Land)
- Default & Remedies
- Risk Allocation
7.1 Indemnification
7.2 Limitation of Liability - Dispute Resolution
- General Provisions
- Execution Block
- Notary Acknowledgment (Wyoming Form)
- Exhibit A – Legal Description
- Exhibit B – Transfer Tax Declaration (if applicable)
1. DOCUMENT HEADER
THIS GENERAL WARRANTY DEED (“Deed”) is made and entered into as of [EFFECTIVE_DATE] (the “Effective Date”), by and between:
• [GRANTOR_FULL_LEGAL_NAME], [Grantor’s entity type and state of organization, if applicable], whose address for notice is [GRANTOR_ADDRESS] (“Grantor”); and
• [GRANTEE_FULL_LEGAL_NAME], [Grantee’s entity type and state of organization, if applicable], whose address for notice is [GRANTEE_ADDRESS] (“Grantee”).
Grantor and Grantee are sometimes referred to herein individually as a “Party” and collectively as the “Parties.”
RECITALS
A. Grantor is the owner in fee simple of the real property more particularly described on Exhibit A attached hereto and incorporated herein by this reference (the “Property”).
B. Grantor desires to convey and warrant title to the Property to Grantee for the consideration set forth herein, pursuant to Wyo. Stat. §§ 34-1-101 and 34-1-113.
NOW, THEREFORE, in consideration of the mutual covenants contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Grantor does hereby convey the Property to Grantee subject to the terms and conditions set forth below.
2. DEFINITIONS
For purposes of this Deed, capitalized terms have the meanings set forth below.
“Claims” means any and all actions, causes of action, suits, debts, dues, sums of money, accounts, reckonings, bonds, bills, covenants, contracts, controversies, agreements, promises, variances, trespasses, damages, judgments, executions, claims and demands whatsoever, in law or equity.
“Consideration” means the total consideration paid by Grantee to Grantor for the conveyance of the Property, being the sum of [CONSIDERATION_IN_WORDS] Dollars (US $[CONSIDERATION_NUMERIC]).
“Recording Office” means the Office of the [COUNTY] County Clerk, State of Wyoming.
3. OPERATIVE PROVISIONS
3.1 Conveyance and Grant
Pursuant to Wyo. Stat. §§ 34-1-101 and 34-1-113, for and in consideration of the Consideration and the other covenants herein, Grantor hereby GRANTS, CONVEYS, ALIENS, REMISES, RELEASES, TRANSFERS, and WARRANTS to Grantee, and Grantee’s heirs, successors, and assigns forever, all right, title, and interest in and to the Property, together with all appurtenances, hereditaments, and improvements thereon, and all rights, privileges, and easements belonging or in any way appertaining thereto.
3.2 Consideration
The Consideration has been paid in full, receipt of which is hereby acknowledged by Grantor. [// GUIDANCE: For nominal consideration, insert “in the amount of Ten Dollars ($10.00) and other good and valuable consideration.”]
3.3 Habendum
TO HAVE AND TO HOLD the Property unto Grantee and to Grantee’s heirs, personal representatives, successors, and assigns in fee simple forever.
4. REPRESENTATIONS & WARRANTIES
4.1 Grantor’s Authority
Grantor represents and warrants that:
a. Grantor is the lawful owner of the Property in fee simple;
b. Grantor has full power and lawful authority to convey the same; and
c. The execution and delivery of this Deed have been duly authorized by all requisite action.
4.2 Title Warranty Covenants
Grantor does hereby covenant with Grantee that Grantor will WARRANT AND DEFEND the title to the Property against all lawful claims whatsoever. Such covenants shall be binding upon Grantor, Grantor’s heirs, personal representatives, successors, and assigns, and shall inure to the benefit of Grantee, Grantee’s heirs, personal representatives, successors, and assigns.
[// GUIDANCE: Wyoming recognizes the following implied covenants in a warranty deed: seisin, right to convey, freedom from encumbrances, quiet enjoyment, and warranty of title. They are included by statute; repeating them here makes the covenants explicit.]
5. COVENANTS & RESTRICTIONS (RUNNING WITH THE LAND)
5.1 Environmental Matters. Grantor makes no representation regarding environmental conditions except as expressly stated herein.
5.2 Use Restrictions. [INSERT any specific covenants, conditions, and restrictions that will run with the land, or state “None.”]
6. DEFAULT & REMEDIES
6.1 Breach of Warranty. Upon breach of any covenant of title, Grantee shall provide written notice to Grantor specifying the nature of the breach. Grantor shall have [30] days to cure. If uncured, Grantee may pursue any remedy available at law or in equity, including an action for quiet title.
6.2 Attorney Fees. In any legal action brought by either Party to enforce or interpret this Deed, the prevailing Party shall be entitled to recover its reasonable attorney fees and costs.
7. RISK ALLOCATION
7.1 Indemnification
Grantor shall indemnify, defend, and hold harmless Grantee from and against any Claims arising from a breach of Grantor’s warranty covenants.
7.2 Limitation of Liability
Liability of Grantor under this Deed shall not exceed the Consideration actually received by Grantor, except in cases of Grantor’s fraud or willful misconduct.
[// GUIDANCE: The liability cap aligns with the “consideration_paid” parameter in the user metadata.]
8. DISPUTE RESOLUTION
8.1 Governing Law. This Deed and any dispute arising hereunder shall be governed by and construed in accordance with the laws of the State of Wyoming (without regard to conflict-of-laws principles).
8.2 Forum Selection. The state courts located in [COUNTY] County, Wyoming, shall have exclusive jurisdiction over any dispute arising from this Deed.
8.3 Arbitration; Jury Trial. Arbitration is expressly excluded, and the Parties do not waive the right to a jury trial.
8.4 Injunctive Relief. Nothing herein shall limit the right of either Party to seek injunctive relief, including quiet title actions, in a court of competent jurisdiction.
9. GENERAL PROVISIONS
9.1 Entire Agreement. This Deed constitutes the entire agreement between the Parties with respect to the conveyance of the Property and supersedes all prior negotiations.
9.2 Amendments. No amendment or modification shall be effective unless in writing and executed by the Parties with the same formalities as this Deed.
9.3 Severability. If any provision of this Deed is held invalid or unenforceable, the remaining provisions shall remain in full force and effect.
9.4 Successors and Assigns. This Deed shall bind and inure to the benefit of the Parties and their respective heirs, personal representatives, successors, and assigns.
9.5 Counterparts; Electronic Signatures. This Deed may be executed in counterparts, each of which shall be deemed an original, and all of which together constitute one instrument. Signatures delivered by facsimile, PDF, or other electronic means shall be deemed original signatures.
10. EXECUTION BLOCK
IN WITNESS WHEREOF, the Parties have executed this General Warranty Deed as of the Effective Date.
GRANTOR:
[GRANTOR_FULL_LEGAL_NAME]
By: ______
Name: [NAME]
Title: [TITLE]
GRANTEE:
[GRANTEE_FULL_LEGAL_NAME]
By: ______
Name: [NAME]
Title: [TITLE]
11. NOTARY ACKNOWLEDGMENT (WYOMING FORM)
State of Wyoming )
) ss.
County of [COUNTY] )
On this _ day of _, 20_, before me, the undersigned Notarial Officer in and for said State, personally appeared ____, known to me or satisfactorily proven to be the person(s) whose name(s) is/are subscribed to the within instrument, and acknowledged that he/she/they executed the same for the purposes therein contained.
Witness my hand and official seal.
Notary Public
My commission expires: ___
[// GUIDANCE: Use Wyo. Stat. § 34-26-102 acknowledgment forms; adjust for individual, corporate, LLC, partnership, or attorney-in-fact signatures.]
12. EXHIBIT A – LEGAL DESCRIPTION
[INSERT FULL, SURVEY-ACCURATE LEGAL DESCRIPTION OF THE PROPERTY, INCLUDING SECTION, TOWNSHIP, RANGE, MERIDIAN, LOT, BLOCK, SUBDIVISION, AND ANY EASEMENT REFERENCES.]
13. EXHIBIT B – TRANSFER TAX DECLARATION (IF APPLICABLE)
[// GUIDANCE: Wyoming does not currently impose a statewide real estate transfer tax; however, confirm whether any local documentary stamp fees or county transfer fees apply. If required, insert the applicable form, fee calculation, and statutory reference (e.g., county resolution).]
[// GUIDANCE: RECORDING INSTRUCTIONS
1. Page Size & Margins: 8½″ × 11″; 2″ top margin on first page, 1″ all other margins.
2. Font: Minimum 12-point.
3. Original Signatures: Blue or black ink.
4. Attach Legal Description on separate page titled “Exhibit A.”
5. Include Documentary Stamps if required by county.
6. Submit to County Clerk with appropriate recording fee (check current fee schedule).]
END OF DOCUMENT