The form of deed determines what the grantor promises about title. The price is usually the same; the risk is not.

General warranty deed. The grantor warrants against all defects, whenever they arose, including before the grantor owned the property. The traditional covenants are seisin, right to convey, against encumbrances, quiet enjoyment, warranty, and further assurances. The first three are present covenants breached at delivery if at all; the last three run with the land.

Special or limited warranty deed. The grantor warrants only against defects arising during its own ownership. This is the market standard in commercial transactions, where the buyer relies on title insurance rather than on the seller’s covenant.

Quitclaim deed. Conveys whatever interest the grantor has, with no warranty — possibly nothing. Used to clear clouds, resolve boundary disputes and transfer among related parties.

Bargain and sale, statutory warranty and covenant deeds exist in particular states with defined statutory meanings.

Practical points. The deed must identify the parties, contain words of conveyance, describe the property adequately, and be signed, acknowledged and delivered. Recording is not required for validity between the parties but is essential against third parties, and delivery — actual intent to pass title — is what completes the conveyance.