A buyer can spend weeks thinking about inspections, appraisal and financing, then reach closing without paying much attention to the document that actually conveys title. In Colorado, the purchase contract specifies the type of deed the seller will deliver at closing.
The deed type is part of the contract
The Commission-approved residential contract allows several deed choices, including special warranty deed, general warranty deed, bargain and sale deed, quit claim deed and certain estate or fiduciary deeds. If another deed is not selected, the current Colorado contract calls for a special warranty deed.
The warranties are not identical
A general warranty deed and a special warranty deed do not make the same promise about title history. A special warranty deed generally limits the grantor's warranty to claims arising under the grantor, while a general warranty deed carries broader title warranties. A quit claim deed, by contrast, generally conveys whatever interest the grantor has without the same warranty structure.
That does not mean one deed is automatically appropriate for every transaction. The seller's ownership history, estate or trust issues, foreclosure or REO status, negotiated contract terms and title-insurance coverage can all affect the structure.
Do not confuse the deed with the title commitment
The title commitment, title policy and deed are related but different. The title commitment identifies requirements and exceptions for the title insurance being offered. The deed is the instrument used to convey the seller's interest. Both deserve attention before closing, particularly if the transaction uses an unusual deed, contains nonstandard exceptions or involves ownership questions.
Colorado's 2026 Closing Instructions also recognize that some deeds can be prepared by the closing company while other deed situations require buyer- or seller-provided instructions. If the deed form or ownership structure raises a legal question, that is a good point to involve the title company and, when appropriate, a Colorado real-estate attorney rather than treating the deed as routine paperwork.
Related resources
Title Commitments in Colorado: What Buyers Should Actually Review
ILC vs. Survey in Colorado: When Property Lines and Improvements Need a Closer Look