A general warranty deed is the most protective type of deed available to a buyer in a real estate transaction. When a seller (the grantor) conveys property through a general warranty deed, they make comprehensive guarantees about the quality of title being transferred — not only against defects that arose during their ownership but against all defects throughout the entire history of the property. These guarantees — called covenants of title — are legally enforceable promises that give the buyer maximum protection and legal recourse.
The six standard covenants in a general warranty deed are: (1) Covenant of seisin — the grantor warrants that they own the property and have the right to convey it. (2) Covenant of right to convey — the grantor has the legal authority to transfer the property. (3) Covenant against encumbrances — the property is free from undisclosed liens, easements, or other encumbrances (except those specifically disclosed in the deed). (4) Covenant of quiet enjoyment — the buyer will not be disturbed in their possession by someone with a superior claim. (5) Covenant of warranty — the grantor will defend the buyer's title against all claims. (6) Covenant of further assurance — the grantor will take any additional steps necessary to perfect the buyer's title.
If any of these covenants are breached — for example, if a previously unknown lien surfaces or an heir claims ownership — the buyer can sue the grantor for damages. This personal liability distinguishes a general warranty deed from a special warranty deed (which only warrants against defects from the grantor's ownership period) and a quitclaim deed (which provides no warranties at all). Of course, title insurance provides an additional layer of protection — and in practice, title insurance claims are far more common than covenant lawsuits because title insurers are more financially accessible than individual sellers.
General warranty deeds are the standard in most residential real estate transactions across the United States. When a purchase agreement does not specify the deed type, a general warranty deed is typically assumed. Certain types of sellers — banks (selling REO properties), estates, trusts, and government entities — may use special warranty or quitclaim deeds instead because they have limited knowledge of the property's full history.
At closing, the title company prepares the general warranty deed, ensuring it contains the proper covenants, accurate legal descriptions, correct party names, and compliant acknowledgment language for your state. The deed is signed by the seller, notarized, and recorded with the county. At Beycome Title, deed preparation is included in our flat-fee closing services. Get your free closing quote.