I live in Georgia and I want to add my adult son and daughter to my deed. I will continue to pay the mortgage, taxes and insurance. Is there a special form or name of form that I need to use?

Welcome to AMHD. W&M: Forms - Georgia Warranty Deed (http://www.woodandmeredith.com/forms/warranty_deed.html)

Actually what you need to do is check with the mortgage company first and see if it is OK with them to alter the deed. Remember first most mortages have a clause in them that the entire loan becomes payable if there is a transfer of ownership of the deed.

Also normally to go in family ownership change you will use a quitclaim deed.