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 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 are buying a home, insist on a general warranty deed.

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 only 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.

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. Never accept a quitclaim in a purchase transaction, a seller who insists on one is a red flag.

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 makes no personal warranties 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 who pays value without notice of the earlier deed and records 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.

Statutory content on this page was last verified against Pennsylvania statutes (20 Pa.C.S.; 72 P.S. Art. XXI): Jul. 2026. If you are reading this significantly after that date, confirm key provisions with current statute text or contact our office.