Land Record Form I and XIV in Goa (DSLR Record of Rights)

What is a Goa land record and who issues it?

Goa's land record is the Form I and XIV extract, the state's Record of Rights. Form I describes the land; taluka, village, survey number, sub-division number, area, and the nature and tenure of the holding. Form XIV describes the rights over it, the occupant, the tenant, the cultivator, and any other rights, charges or encumbrances entered against the survey number.

The Directorate of Settlement and Land Records (DSLR), Government of Goa maintains the survey records and publishes them at dslr.goa.gov.in, with technical support from the National Informatics Centre. The DSLR public interface offers Form I and XIV, Form D, non-promulgated records, mutation status, the property register and Bhunaksha cadastral maps. Alongside DSLR, the Taluka Mamlatdar certifies mutations and the Deputy Collector sits above the Mamlatdar in the revenue hierarchy.

Goa is unusual in Indian land law. Alongside the survey records, Goa still carries the legacy of the Portuguese system, the Land Registration or Conservatoria description, the Matriz records, and succession governed by the Portuguese Civil Code, under which inherited property is normally transferred through inventory proceedings rather than a simple heirship affidavit. A Form I and XIV extract is therefore an essential document in Goa but never a complete title picture on its own.

Who can get a Goa land record extract?

Form I and XIV is a public record. Any person can view it free on dslr.goa.gov.in: owner, buyer, advocate, bank officer or neighbour, without a login, an eligibility test or a fee. There is no residence requirement and no income criterion.

Any person can also apply for a paid certified copy through Goa Online, which needs only a Goa Online account with a verified mobile number.

You cannot use these portals to:

• Change the record. A wrong name, an outdated occupant or a sale not yet reflected requires a mutation application before the Taluka Mamlatdar, not a portal request.
• Get a certified copy of land outside Goa.
• Treat a non-promulgated entry as settled. Where the record of rights for the village has not been promulgated, the entries on the DSLR search are provisional and cannot be relied on as if they were final.
• Read the Conservatoria description, the inventory proceedings or the registered deeds, those are separate records held by the Land Registration office and the Sub-Registrar.

What do I need to pull a Goa Form I and XIV?

For the free DSLR view:

1. District, North Goa, South Goa or Kushavati as offered on the DSLR search.
2. Taluka.
3. Village.
4. Survey number, and the sub-division number where the plot is a sub-division.
5. The captcha on screen.

For the certified copy on Goa Online, add a Goa Online account with a registered mobile number, and an online payment method, UPI, card or net banking.

For a mutation or correction at the Mamlatdar office, bring identity proof, the registered deed of sale, gift or partition, and, for an inheritance, the inventory proceedings or qualified deed of succession, along with the current Form I and XIV.

What does a Goa land record cost?

Viewing Form I and XIV, Form D, mutation status and Bhunaksha on dslr.goa.gov.in is free. No login, no fee.

The certified copy is paid. The DSLR page itself states plainly that an official copy can be obtained from Goa Online after making the necessary payment. The fee is prescribed by the Government of Goa and is shown on the Goa Online payment screen, typically charged per sheet of the extract. Take the amount displayed at checkout as the authoritative figure: do not rely on a number quoted on a third-party website, including this one.

Pay only the fee the government portal charges. Both dslr.goa.gov.in and goaonline.gov.in are Government of Goa sites, and the free view costs nothing at all. Anybody offering to "arrange" your Form I and XIV for a fee is charging you for a form you can fill yourself in under five minutes.

How to get a Goa land record online, step by step

To view it free:

1. Open dslr.goa.gov.in/f114new.aspx, the Directorate of Settlement and Land Records public interface.
2. Choose the record type; Form I & XIV for the record of rights, Form D, Non-Promulgated Records, Mutation Status, Property Register or Bhunaksha for the map.
3. Select the location — District, then Taluka, then Village from the drop-downs.
4. Enter the survey number and the sub-division number if the plot has one.
5. Enter the captcha and click View Details. The extract appears on screen with the Form I land description and the Form XIV rights entries, and can be downloaded or printed.

To get the certified copy:

6. Go to goaonline.gov.in and open Property / Land Information, then choose Records of Right (ROR). The same section also carries Transaction Deed and Property Tax services.
7. Register or log in to your Goa Online citizen account.
8. Enter the property identifiers; taluka, village, survey number and sub-division; exactly as they appeared on the DSLR view.
9. Pay the prescribed fee through the integrated payment gateway.
10. Download the digitally signed extract from your Goa Online dashboard once it is issued. This signed copy is what a bank, a court or the Town and Country Planning department will accept.

How to get a Goa land record offline?

1. Visit the Taluka Mamlatdar office for the taluka where the property lies, or the DSLR office at the district level.
2. Give the taluka, village, survey number and sub-division number on the request slip.
3. Pay the counter fee and collect the certified Form I and XIV.
4. If the record needs changing rather than copying, file the mutation application here, with the registered deed for a sale or gift, the partition deed for a division, or the inventory proceedings for an inheritance. The Mamlatdar issues notices to interested parties and certifies the mutation before Form XIV shows the new name.

The offline route stays important in Goa because so many title questions turn on pre-1961 Portuguese-era records that were never part of the digital survey.

How do I check my Goa application or mutation status?

For a certified copy application, log in to goaonline.gov.in and check your dashboard, the digitally signed copy appears there when issued, and the Citizen's Charter timeline for the service is displayed with the application.

For a mutation, use the Mutation Status option on dslr.goa.gov.in: select the taluka, village and survey number and the portal lists the mutation entries recorded against the plot. If your entry is not showing after a registered sale, the file is still with the Mamlatdar, and the Taluka office is where you chase it.

How long is a Goa Form I and XIV valid?

There is no expiry printed on a Form I and XIV extract, but it is a snapshot as on the date of issue. Banks, builders, the Town and Country Planning department and buyers routinely ask for an extract issued within the last one to three months, because a mutation certified after your print date would not appear. Re-pull the extract immediately before signing anything.

Why do Goa land record searches fail or show the wrong entry?

• Sub-division not entered: after a partition the parent survey number may return a consolidated or empty result while the sub-divisions carry the real entries.
• Wrong village selected, particularly where a village name repeats across talukas.
• Non-promulgated village, the record exists but is provisional, and must be read under the non-promulgated option rather than the standard Form I and XIV search.
• Mutation pending. The sale deed is registered but the Mamlatdar has not certified the mutation, so Form XIV still shows the seller.
• Name spelt differently from the deed, a frequent issue with Portuguese-origin surnames and their anglicised variants.
• Tenancy entries in Form XIV that the buyer did not expect. A tenant recorded under Goa's tenancy law is a substantive right, not a clerical leftover, and is one of the most common reasons a Goa deal collapses at the due diligence stage.
• Property covered only by the Conservatoria description with no promulgated survey record, in which case DSLR will show nothing useful and the Land Registration office is the correct source.

Where do I complain about a Goa land record?

For an error in the record, a wrong occupant, wrong area, an encumbrance that was discharged years ago, a missing heir, the remedy is an application to the Taluka Mamlatdar, with appeal to the Deputy Collector and further up the revenue hierarchy. Corrections to the Record of Rights in Goa are made by order after notice to interested parties, not by a support ticket.

For a portal problem. A payment debited without a download, a signed copy not generating, a page erroring out: use the contact and support details published on goaonline.gov.in and dslr.goa.gov.in. Goa Online lists support contact details on its land records page.

Two habits protect Goa buyers more than anything else: always pull the free DSLR view yourself before believing a document handed to you, and never treat Form I and XIV as the whole title story in a state where the Portuguese Civil Code still governs how property passes between generations.

Common reasons for rejection

The DSLR free view and the Goa Online certified copy rarely reject a search outright; the entries that get rejected in Goa are usually the mutation application filed before the Taluka Mamlatdar, or a certified copy request on Goa Online that does not match the DSLR record. The reasons below are separate from why a search on dslr.goa.gov.in returns nothing or the wrong entry, which is a different problem covered above.

• Deed not registered before filing the mutation. The Mamlatdar mutates Form XIV only on the strength of a registered sale, gift or partition deed. An unregistered agreement, a power of attorney alone, or a builder's allotment letter without a registered conveyance is returned. Register the deed with the Sub-Registrar first, then file the mutation with the registered copy.
• Missing notice compliance for interested parties. Goa mutations require notice to co-owners, tenants and other interested parties named in the existing Form XIV before the change is certified. An application that skips or misidentifies an interested party (a tenant recorded under Goa's tenancy law is treated as a substantive right-holder, not a formality) is held up until fresh notice is issued.
• Inheritance claimed without inventory proceedings. Because succession in Goa runs under the Portuguese Civil Code, the Mamlatdar will not mutate an inherited property on a simple legal-heir certificate or affidavit the way many other states allow. Without completed inventory proceedings, or a court-recognised deed of succession identifying every heir's share, the application is rejected or kept pending indefinitely.
• Survey number or sub-division mismatch between the deed and the current record. If the deed describes an old undivided survey number but DSLR now shows only sub-divisions (or vice versa), the Mamlatdar's office cannot map the application to a specific record and asks the applicant to first get the survey particulars corrected or reconciled with DSLR before mutation.
• Property still shown as non-promulgated. Where the village's record of rights has not been promulgated, the Mamlatdar cannot certify a final mutation against a provisional entry; the applicant is told to wait for promulgation or approach DSLR separately on the status of that village's survey.
• Name or identity mismatch on the certified copy request. On Goa Online, entering a taluka, village, survey or sub-division number that does not exactly match what DSLR's own database holds for that account returns an error or a blank result rather than the extract; retyping the identifiers exactly as shown on the free DSLR view usually resolves it.
• Payment not reconciled. A Goa Online payment that is debited but not confirmed by the gateway leaves the certified-copy request stuck rather than issued. This is a payment reconciliation issue, not a rejection of the application itself, and is resolved through the portal's support contact rather than by filing again.
• Conservatoria-only property with no survey record. An application to mutate or extract a Form I and XIV for a plot that exists only in the old Land Registration (Conservatoria) description, with no promulgated survey number, cannot be processed by DSLR or the Mamlatdar at all; that property has to be regularised through the Land Registration office first.