How do I get out of a warranty deed and what rights do I have

What do you mean by "get out". A warranty deed is a conveyance of property from one entity to another where the conveyor warrants that they have clear title to the property. So getting out of a warranty deed makes no sense.

You really need to explain the full circumstances you find yourself in so we can help.

Once you get into a "deed" it means you have already bought the property, a warranty deed if you are the seller obligates you to allot of things, but only if there are problems with the ownership of the property, which should be protected though the title insurance both the buyer and seller would have purchased.

1. are you the buyer or the seller
2. where is this located
3. I will assume the property has already closed ?
4. and why do you want or need to get out of it.