The most common deed used in Arizona residential transactions is:
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Quitclaim deed
A quitclaim deed conveys only whatever interest the grantor happens to hold, with absolutely no warranties of title whatsoever, making it unsuitable for typical arm's-length residential sales where the buyer expects some assurance of good title.
General warranty deed
A general warranty deed, while offering the broadest buyer protection by warranting title against all defects regardless of when they arose, is rarely used in Arizona residential transactions because it exposes sellers to potentially unlimited historical liability — a risk most sellers and their attorneys are unwilling to accept.
Special warranty deed
Bargain and sale deed
A bargain and sale deed conveys property with implied ownership but without express warranties, and while it is common in some eastern states and tax sale situations, it is not the standard deed form used in Arizona residential transactions.
Why is this correct?
Arizona residential transactions predominantly use the special warranty deed because it limits the grantor's warranty to only those title defects that arose during the grantor's ownership, which is codified under Arizona Revised Statutes § 33-402. This provides buyers with meaningful — though limited — protection while shielding sellers from liability for pre-ownership title issues, with title insurance filling the remaining gap. The combination of a special warranty deed plus a title insurance policy is the standard practice in Arizona residential closings.
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