Special warranty deed South Carolina searches have surged in 2025 as more homebuyers, investors, and real estate attorneys look for cost-effective ways to transfer property with limited but meaningful title protection. As a real estate attorney who has drafted and reviewed hundreds of deeds across the Palmetto State for over a decade, I created this comprehensive guide—and the free limited warranty deed South Carolina template below—so you can understand exactly what you're signing (or preparing) before you record it at your county Register of Deeds.
Important Disclaimer: This article and the downloadable template are for informational purposes only and do not constitute legal advice. Always consult a licensed South Carolina real estate attorney or title professional before executing any deed.
A special warranty deed South Carolina (sometimes called a limited warranty deed) is a legal document that transfers real property ownership while providing the buyer with two specific title guarantees:
Unlike a general warranty deed—which warrants title back to the beginning of time—a special warranty deed limits the seller's liability to their own ownership period. This makes it extremely popular in commercial transactions, foreclosure sales, bank REO properties, estate settlements, and LLC-to-LLC transfers in South Carolina.
| Feature | Special/Limited Warranty Deed | General Warranty Deed |
|---|---|---|
| Scope of Warranty | Only during grantor's ownership | From sovereignty of title forward |
| Common Use | Commercial, REO, estate, corporate transfers | Traditional residential sales |
| Buyer Protection Level | Moderate | Maximum |
| Title Insurance Requirement | Almost always required by lenders | Often accepted without exceptions |
| Recording Fees (2025) | $1.85 per $500 + $10 flat (same as general) | Same |
Source: South Carolina Department of Revenue and county recording offices (2025 rates).
In my practice, I see special warranty deeds in South Carolina used most frequently in these scenarios:
Under S.C. Code Ann. § 27-7-10 and § 30-5-30, your limited warranty deed South Carolina must contain:
IRS lien considerations: The deed must include the grantor’s and grantee’s tax mailing addresses (26 U.S.C. § 6045(e); IRS.gov).
Click below to download my attorney-drafted, county-recordable special warranty deed South Carolina template in both Microsoft Word and PDF formats:
Download Special Warranty Deed South Carolina Template (Word)
Download Special Warranty Deed South Carolina Template (PDF)
Updated November 2025 to comply with current SC Code § 27-7-10, § 30-5-30, and county recording requirements.
STATE OF SOUTH CAROLINA )
) SPECIAL WARRANTY DEED
COUNTY OF ________________ )
KNOW ALL MEN BY THESE PRESENTS, That ______________________________
(hereinafter “Grantor”), for and in consideration of the sum of TEN AND NO/100 DOLLARS ($10.00)
and other good and valuable consideration to Grantor in hand paid at and before the sealing
of these presents by ______________________________ (hereinafter “Grantee”), the receipt
and sufficiency of which is hereby acknowledged, has granted, bargained, sold and released,
and by these presents does grant, bargain, sell and release unto the said Grantee,
[Insert full legal description here]
Tax Map No.: ____________________
TOGETHER with all and singular the rights, members, hereditaments and appurtenances
to the said premises belonging or in anywise incident or appertaining.
TO HAVE AND TO HOLD all and singular the premises before mentioned unto the said Grantee,
Grantee’s heirs, successors and assigns forever.
AND the Grantor does hereby covenant with the Grantee that Grantor is lawfully seized
in fee simple of the above-described premises; that Grantor has a good right to sell and
convey the same; that the premises are free from all encumbrances except as herein stated;
and that Grantor will specially warrant and defend the title to the said premises against
the lawful claims of all persons claiming by, through, or under Grantor, but no others.
This conveyance is made subject to all easements, restrictions, and covenants of record.
WITNESS Grantor’s hand and seal this ___ day of _______________, 202__.
Signed, sealed and delivered )
in the presence of: )
______________________________ ______________________________ (SEAL)
Witness #1 Grantor
______________________________
Witness #2
STATE OF SOUTH CAROLINA )
COUNTY OF _____________________ )
PROBATE
Personally appeared before me the undersigned witness and made oath that (s)he saw
the above-named Grantor sign, seal, and as his/her act and deed, deliver the foregoing
Deed, and that (s)he with the other witness whose signature appears above witnessed
the execution thereof.
Sworn to before me this ___ day
of _______________, 202__.
______________________________ ______________________________
Witness Notary Public for South Carolina
My Commission Expires: __________
Step-by-step instructions I give every client:
In my experience reviewing rejected recordings:
Is a special warranty deed the same as a limited warranty deed in South Carolina?
Yes—both terms are used interchangeably in the state.
Do I need an attorney to prepare a special warranty deed in South Carolina?
While not legally required for most transfers, I strongly recommend it—especially if title issues exist.
Will a lender accept a special warranty deed?
Most lenders require an ALTA owner’s policy of title insurance regardless of deed type.
Where do I record the deed?
At the Register of Deeds (or RMC in Charleston County) in the county where the property is located.
Understanding the differences between a special warranty deed South Carolina residents use and a general warranty deed can save you thousands in potential liability. Download my free, attorney-drafted limited warranty deed South Carolina template above, customize it carefully, and always pair it with proper title insurance and professional review.
Have questions about your specific transfer? Feel free to comment below—I'm happy to point you in the right direction (though I can't provide direct legal advice here).
Again: This template and guide are educational resources only—not legal advice. Consult a licensed South Carolina attorney for your transaction.
Published November 2025 • Last updated for 2025 recording requirements and IRS.gov compliance.