Property Mutation in Dadra and Nagar Haveli and Daman and Diu

What is property mutation in Dadra and Nagar Haveli and Daman and Diu?

Property mutation in Dadra and Nagar Haveli and Daman and Diu is the revenue entry that removes the previous holder's name from the land record and enters yours after a sale, inheritance, gift or partition. The Revenue Department of the UT Administration owns the process, and the working office is the Mamlatdar. The revenue officer also called Mahalkari, Tehsildar or Naib Tehsildar in other states, with the Talathi holding the village record below him and the Collector above him.

This union territory is unusual because it was formed by merging two former UTs in 2020, and its land-revenue law is still not uniform across the three districts:

• Daman and Diu run on the Goa, Daman and Diu Land Revenue Code, 1968. The Record of Rights here is Form No. I & XIV, and mutation entries are recorded in Form No. 9. Both appear by name in the Mamlatdar Daman service list on the Sugam portal, alongside Form No. 3 (Abolition Record) and Form No. 5.
• Dadra and Nagar Haveli runs its own land-revenue administration, and its Mamlatdar page on Sugam is built around three services: online mutation application submission, view mutation status, and view or download the online Record of Rights (RoR).

So the two halves of the UT use different form numbers for the same idea. What they share is the portal.

Which portal handles mutation in this UT?

Sugam, at sugam.dddgov.in, is the UT Administration's e-governance portal and is primarily run by the Revenue Department. It carries separate landing pages for the Collector's Office, the Mamlatdar Office, the Civil Registrar cum Sub Registrar and the EOCS (online case status), for both districts, plus non-revenue services such as PWD, electricity, LPG, ration card, driving licence and employment exchange.

For land, Sugam is the single access point the administration itself names. The UT's revenue-services page on ddd.gov.in lists Forms I & XIV, Form 3 / Abolition Record, Forms 5 and 9, certified copies, site plans for urban and rural areas, property cards and document registration, and states that all of these are accessible through Sugam.

Two practical features are worth knowing before you start:

• The Mamlatdar Office Daman has fully digitalised the grant of Form No. I & XIV. The digital form carries a facsimile signature, a QR code and a bar code, plus a link back to the portal, so the document can be verified directly against Sugam by a bank, a buyer or a court.
• Payment is made on the portal itself, by card, UPI or net banking, rather than in cash at a counter.

Who can and cannot apply for mutation here?

You can apply if you are:

• A buyer under a registered sale deed executed before the Civil Registrar cum Sub Registrar
• A legal heir of a deceased recorded holder, applying for an inheritance mutation
• A donee under a registered gift deed
• A co-owner under a registered partition or relinquishment deed
• A person holding a decree or order of a competent court transferring the property

You cannot apply, or the application will not succeed, in these situations:

• On an agreement to sell, a power of attorney or an unregistered writing alone, without the registered instrument or a proved succession.
• Where the land is government land, tribal land subject to transfer restrictions, or land under acquisition. Dadra and Nagar Haveli has a large Scheduled Tribe population and restrictions on transfer of tribal land are a real feature of the district: check before you buy, not after.
• Where a court stay operates or a title or partition suit is pending on the same survey number.
• Where heirs disagree in an inheritance case. The Mamlatdar records the entry; he does not adjudicate title.
• Where the correction you actually want is to a name spelling, survey area or boundary. That is a record-correction or survey request, not a mutation.

How to apply for property mutation in Dadra and Nagar Haveli and Daman and Diu: step by step

1. Register the deed first. Get the sale, gift, relinquishment or partition deed registered with the Civil Registrar cum Sub Registrar, whose office has its own page on Sugam and whose Document Registration service is listed among the portal's frequently used services. Mutation comes after registration.
2. Pull the current Record of Rights. Download the existing Form No. I & XIV (Daman and Diu) or the online RoR (Dadra and Nagar Haveli) from Sugam, and note the survey number, village, area and the names exactly as they stand. Your application has to match the record, not your deed's phrasing.
3. Log in to Sugam. Go to sugam.dddgov.in, use Login / Registration, and create an account. Most services on the portal require login before you can apply.
4. Open the Mamlatdar page for your district. Choose the Mamlatdar office for Dadra and Nagar Haveli, Daman or Diu. On the DNH page, use Online Mutation Application Submission. On the Daman page the corresponding land-record services are Form No. I & XIV (Record of Rights) and Form No. 9 (Mutation Entries).
5. Fill the application and upload documents. Attach the registered deed, your identity proof, the current Record of Rights and, for an inheritance case. The death certificate and the heirship certificate, which is itself a Revenue Department service on this portal.
6. Pay on the portal. Sugam accepts card, UPI and net banking. Pay only what the portal itself charges, and keep the receipt.
7. Note the application number issued on submission. Status tracking and any query raised by the office are keyed to it.
8. Respond to notice and attend if called. A mutation is entered after notice to the affected parties. If the Mamlatdar or Talathi calls the parties, attend with the original deed and identity proof.
9. Download and check the updated record. After sanction, download a fresh Record of Rights from Sugam and confirm your name, the survey number and the area. Use the RoR authenticity verification on the portal to check the QR-coded copy.

How do I check my mutation status?

Use View Mutation Status on the Mamlatdar page of sugam.dddgov.in, logged in with the account you applied from. Sugam separately publishes certificate and form verification and Mamlatdar court case status (EOCS) — the latter matters if your mutation has become contested and turned into a revenue case before the Mamlatdar's court. If the file does not move, the portal's Queries and Grievance Handling section at sugam.dddgov.in/grievance is the first formal channel, and the Contact Us page lists office details. The UT's revenue-services page gives the Revenue Department at Daman, PIN 396220, phone 2230698.

Why do mutation applications get rejected here?

• The survey number, village or area in the application does not match the Record of Rights.
• The transfer rests on an agreement to sell or a power of attorney rather than a registered deed.
• The land is tribal land or otherwise restricted and the transfer needed prior permission that was never taken.
• An inheritance case is filed without the heirship certificate, or with an heir omitted who then objects.
• Land tax or agricultural land tax dues stand against the holding.
• The application was filed to the wrong district's Mamlatdar, this UT's three districts are not contiguous, and Daman, Diu and Silvassa are separate offices.
• Uploaded scans are unreadable or incomplete.

Fees, agents and where to complain

Apply directly on sugam.dddgov.in or at the Mamlatdar's own counter, and pay only the fee the portal itself charges and receipts through its card, UPI or net-banking payment page. The UT does not publish a single consolidated mutation fee schedule online, so confirm the exact amount on the Sugam service page or at the Mamlatdar counter before paying anything, and treat any figure quoted by a third party as unverified.

Do not pay a middleman to "get the mutation done." Mutation here is decided on documents. A registered deed or a proved succession, and no agent can create either, nor can anyone shorten a Mamlatdar's notice procedure. If your file stalls, escalate in writing inside the same district: the Talathi, then the Mamlatdar, then the Collector, using the Sugam grievance channel alongside a written representation so there is a dated record of your complaint.