Types of Deeds in Pennsylvania

A deed is the legal document that transfers ownership of real property. Its type 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.

General Warranty Deed

The gold standard. The seller (grantor) warrants good title, freedom from encumbrances (except those listed), and promises to defend the buyer's title against claims by anyone, including claims from before the seller owned the property, subject to the exceptions listed in the deed. It gives the buyer the broadest protection. In Pennsylvania, though, the standard PAR Agreement for the Sale of Real Estate calls for a special warranty deed unless the parties state otherwise. A buyer who wants a general warranty deed should ask for it in the agreement of sale before signing, because once the agreement is signed the seller does not have to agree to a change.

One caveat for rural, farm, or wooded property: a prior owner may have severed the oil, gas, or mineral rights years ago, and a deed to the surface does not carry those rights back to you. Before you close on land with development potential, find out whether the subsurface was split off. See who owns the gas under your Pennsylvania land.

Special Warranty Deed

The seller warrants against defects arising during their ownership. Earlier defects are generally not covered, so the buyer relies on a title search and title insurance. Used in most Pennsylvania residential sales under the PAR agreement, and 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.

Quitclaim Deed

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. A quitclaim in a purchase transaction is a warning sign. If a seller insists on one, get title insurance and ask why.

Fiduciary Deed

Used when property is transferred by an executor, administrator, trustee, guardian, or agent under power of attorney. It identifies the fiduciary capacity and authority. The fiduciary usually makes no personal warranty, though the deed language controls, and transfers the decedent's or principal's interest, not their own.

Sheriff's Deed

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.

Recording

All deeds must be recorded with the Bucks County Recorder of Deeds in Doylestown. An unrecorded deed is valid between the parties but void as to a later good-faith purchaser for value or mortgagee, or a judgment creditor, who lacks notice of the earlier deed and records (or enters judgment) first (21 P.S. § 351). A buyer who knew, or had constructive notice, of the prior unrecorded deed (for example, someone living on the property) cannot gain priority simply by recording first. Recording fees: $82.75 base plus per-page and per-name surcharges (see the full fee schedule). 15 Bucks County municipalities also require separate deed registration within two business days. See our Deed Registration section.

Legal and factual content on this page was last verified: Sep. 2026. If you are reading this significantly after that date, confirm key provisions with current statute text or contact our office.