A special warranty deed is a deed transferring or conveying ownership of property in which the grantor (seller or transferor) promises (covenants) to defend the title only against other defects, liens, encumbrances, or claims made by the grantor or by someone claiming by or under the grantor.

In other words, a special warranty deed provides a limited warranty of title and does not warrant against claims or defects in the title that existed before the grantor took possession of the property.

In Minnesota, a special warranty deed is a type of deed where the grantor (the person selling or transferring the property) guarantees the title only against their own actions or omissions and those of individuals directly claiming from them. This means the grantor is only responsible for title issues or claims that arose during their period of ownership. Unlike a general warranty deed, which provides a full warranty of clear title against all past claims, the special warranty deed does not protect the grantee (the buyer or recipient of the property) against any defects or encumbrances on the title that existed before the grantor acquired the property. The special warranty deed is often used in commercial property transactions and in situations where the grantor is unable to provide a full warranty on the title. It is important for buyers to understand the limited nature of the protection provided by a special warranty deed and to consider obtaining title insurance for additional protection.