As a real estate attorney who has drafted and reviewed hundreds of deeds across Pennsylvania for over twelve years, I can tell you that choosing between a general warranty deed and a special warranty deed in Pennsylvania is one of the most common decisions my clients face. In this comprehensive guide, I'll explain exactly what a special warranty deed is, when Pennsylvania sellers and buyers should use one, and – most importantly – provide you with a completely free, attorney-drafted special warranty deed Pennsylvania template that is current as of 2025.
A special warranty deed PA (sometimes called a limited warranty deed) is a legal document used to transfer real estate title in which the seller (grantor) only warrants the title against defects or claims that arose during the period they owned the property. Unlike a general warranty deed that guarantees clear title back to the beginning of time, a special warranty deed contains only two limited warranties:
This limited protection is why special warranty deeds are extremely common in Pennsylvania commercial transactions, bank-owned (REO) sales, foreclosure auctions, estate settlements, and transfers between business entities.
| Feature | Special Warranty Deed | General Warranty Deed |
|---|---|---|
| Scope of Warranty | Only during grantor's ownership | From sovereignty of title forward |
| Common Use in PA | Commercial, REO, estates, LLC transfers | Residential sales by individuals |
| Buyer Protection | Limited | Maximum |
| Title Insurance Requirement | Almost always required by lenders | Often accepted without enhanced coverage |
| Risk to Seller | Lower | Higher |
In my practice, I recommend a special warranty deed Pennsylvania form in these situations:
According to Pennsylvania law (21 P.S. § 1 et seq.), every deed must contain:
Source: Pennsylvania Department of Revenue Realty Transfer Tax regulations and 21 P.S. Consolidated Statutes.
Below is my current, attorney-reviewed special warranty deed PA template that I provide to clients. You may download the Word version at the bottom of this article.
SPECIAL WARRANTY DEED
THIS DEED made this ___ day of _______________, 20___,
BETWEEN:
[Grantor's Full Name(s)], of [Grantor's Full Address], hereinafter called GRANTOR,
AND
[Grantee's Full Name(s)], of [Grantee's Mailing Address], hereinafter called GRANTEE.
WITNESSETH: That in consideration of the sum of ___________________________ Dollars ($__________.00), in hand paid, the receipt whereof is hereby acknowledged, the said Grantor does hereby grant and convey unto the said Grantee, their heirs and assigns forever:
[INSERT FULL LEGAL DESCRIPTION FROM PRIOR DEED – DO NOT USE STREET ADDRESS ONLY]
TOGETHER with all and singular the hereditaments and appurtenances thereunto belonging or in anywise appertaining.
TO HAVE AND TO HOLD the same unto the said Grantee, their heirs and assigns forever.
AND the said Grantor does hereby specially warrant the property herein conveyed against the lawful claims and demands of all persons claiming by, through or under the said Grantor, but not otherwise.
IN WITNESS WHEREOF, the said Grantor has hereunto set their hand and seal the day and year first above written.
Signed, sealed and delivered in the presence of:
______________________________ ______________________________
Witness GRANTOR
______________________________ ______________________________
Witness GRANTOR (if more than one)
COMMONWEALTH OF PENNSYLVANIA )
) SS:
COUNTY OF _____________________ )
On this ___ day of _______________, 20___, before me, a Notary Public, personally appeared [Grantor Name(s)], known to me (or satisfactorily proven) to be the person(s) whose name(s) is/are subscribed to the within instrument, and acknowledged that they executed the same for the purposes therein contained.
IN WITNESS WHEREOF, I hereunto set my hand and official seal.
______________________________
Notary Public
My Commission Expires: ________
Every county now requires:
Absolutely – and your lender will require it. Because the warranty only covers the seller's ownership period, title insurance protects against unknown defects that existed before the seller owned the property (tax liens, old mortgages, forgery, etc.).
According to the American Land Title Association (ALTA), over 35% of all residential transactions involve some form of title defect. Don't skip this protection.
Click here to download the free Microsoft Word .docx template
Disclaimer: This special warranty deed Pennsylvania template is provided for informational purposes only and does not constitute legal advice. Laws change, and your specific situation may require customized language. Always consult a licensed Pennsylvania real estate attorney before executing any deed. I am not your attorney, and no attorney-client relationship is formed by downloading or using this template.
Have questions about your specific transaction? Feel free to reach out – I'm always happy to help fellow Pennsylvanians navigate our state's unique real estate laws.