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Buying in Goa? The survey record is the beginning — tenancy and community land decide what can be sold.

The records here

Your documents are in Konkani, Marathi, Portuguese or English. The engine reads the record in its own language.

Your matriz extract, tenancy forms, sale deeds (including older escritura-style notarial deeds) — read with no translation step and no document set aside because of its script.

What the record won't tell you.

Whether the land is communidade (village community) land that cannot be privately conveyed, whether a mundkar holds protected tenancy rights over it, and whether the survey description matches the land as it physically stands — none of that is visible in a Form I entry. Registration records a transaction; it does not prove ownership.

If a document is missing, your Preliminary Title Scrutiny Report names it, names the check it unlocks, and names the office holding it — the Sub-Registrar's office for deeds, the survey/land records office for matriz and tenancy forms.

Goa · authorities, records, checks

Title check in Goa: who keeps the record, and what to verify

Goa is unlike every other state: it runs a Portuguese-era land registration system where the Land Registration record — not the deed alone — is the source of title, and village communidade land and mundkar (dwelling) rights create interests that no sale deed can override.

Compiled by the Property Opinion research team · last verified 23 September 2026

Who administers what

Directorate of Settlement and Land Records: Form I & XIV (the record of rights), survey plans and mutation.
Land Registration Department: The Registo Predial — the land registration record that evidences title.
Sub-Registrar, Inspector General of Registration: Registration of deeds.
Communidades: The village community bodies whose land cannot be privately sold.
Town and Country Planning and panchayats/municipalities: Land use, sanad for conversion and building permission.
Goa RERA: Registered projects and promoters.

The records your report reads

Form I & XIV: The record of rights — holders, survey number, area, tenancy and other entries.
Land registration certificate (Registo Predial): The land registration record — the strongest evidence of title in Goa.
Survey plan (planta): The cadastral plan of the plot.
Mutation entries: Changes recorded in the Form I & XIV after transfers.
Sanad: The conversion permission for change of land use.
Communidade records: Village community land that cannot be privately conveyed.

Registration and stamp duty

Deeds are registered under the Registration Act as it applies in Goa, and title is separately evidenced by the land registration record under the Portuguese-derived Land Registration Code — a system that records ownership, not just deeds. Stamp duty is charged on the higher of the consideration and the ready-reckoner value.

Encumbrance searches

The Goan search reads three systems together: the land registration record for title, the Form I & XIV for possession, tenancy and mundkar-type entries, and the registration index for executed deeds. A property can be clean in one and defective in another.

What a title check should verify in Goa

Does the land registration record (Registo Predial) show the seller as owner, matching the deed and Form I & XIV?
Are there tenancy or mundkar entries on Form I & XIV — protected dweller rights that survive a sale?
Is any part of the land communidade land, which cannot be privately conveyed?
Where the use is non-agricultural or built, is there a sanad converting the land use?
Do the survey plan and the deed agree on boundaries and area?
For older properties, does the chain account for the Portuguese-era inventory and succession practice (multiple heirs)?

Portal names and office structures change, and the law is applied to the facts of each property. Your report cites what your own documents and the records show, and names the office holding anything that is missing. It is an AI title analysis, not a legal opinion. Read a sample title scrutiny report or see the price.

What your report shows

Every finding linked to its source

— the document and clause, verifiable by you.

The checks that passed

— what was examined and found clean, listed.

Search depth stated as a year

— "traced back to 2004," with the offices searched.

Limitations in the report

— what the record shows, and what it cannot.

Read a real report → · How the title scrutiny works →

Pricing

Preliminary ₹1,999 + GST (₹2,359 all-in) — covers up to 100 pages, then ₹10 a page. The full title report is a separate ₹1,999 + GST.

FAQ — Goa

The property has a mundkar living in a house on it. What does that mean?

A mundkar's protected status under the Goa, Daman and Diu Agricultural Tenancy Act is a real interest in the land — it does not end because the land is sold. The check reads the tenancy record and the deeds; the report tells you what applies to this property.

The seller says the land is part of a communidade.

Communidade land belongs to the village community; it is not privately saleable just because someone has been in possession. The check reads the record class and the chain; the report shows you where the title holds and where it doesn't.

It's the property check where you see everything it checked.

Start your title check

Districts we cover in Goa

The check is the same across Goa — the record terminology on this page applies statewide. Major districts, with dedicated district pages opening as search volume builds:

North Goa (Panaji) · South Goa (Margao) · Ponda · Mapusa · Vasco da Gama · Bicholim · Canacona · Quepem

Coverage is not limited to this list — if the land records office for your district issues the documents, the engine reads them.