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

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.