Document Guide · Andaman & Nicobar

How to Check a Title Deed in Andaman & Nicobar — Complete Guide 2026

The title deed locals call it Mula Deed, is the one document that decides who legally owns land in Andaman and Nicobar Islands. It tracks every ownership transfer going back 30 years. This guide covers how to read it, get it, and what to watch before paying anyone.

Quick Reference

Also calledMula Deed

Issued bySub-Registrar, Andaman and Nicobar Islands

Valid forPermanent; no expiry date

CostStamp duty 5% male, 3% female + 1% registration fee (on sale value or circle rate, whichever is higher)

Time takenConfirm with Sub-Registrar, Port Blair.

Online portalhttps://onlineregistrationani.gov.in Andaman and

noteNo deed can be registered without prior Sale and Gift Permission from the Deputy Commissioner

What is a Title Deed in Andaman and Nicobar Islands?

Definition

A Title Deed is a registered legal document transferring ownership of immovable property under the Registration Act, 1908. In Andaman and Nicobar Islands it is locally known as the Mula Deed.

Here is the plain truth about buying land on these islands. The Title Deed is not just a piece of paper. It is a chain. Every time this land was sold, one more link got added. Go back 30 years. Count every link. If one is missing, one unregistered transfer, one disputed transaction nobody bothered to record, that gap follows the land into your hands.

Most buyers outside the islands do not know this: there is a rule here that does not exist anywhere else in India. Before a single deed can be registered, the seller needs written Sale and Gift Permission from the Deputy Commissioner of their district. South Andaman is handled from Port Blair, North and Middle Andaman from Mayabunder, Nicobar from Car Nicobar. Skip this step and the Sub-Registrar simply will not process your registration. No exceptions.

State-specific note: Every sale or gift of land in Andaman and Nicobar Islands requires prior written permission from the Deputy Commissioner. Without it, the Sub-Registrar cannot legally register any deed.

How to Get a Title Deed in Andaman and Nicobar Islands: Step-by-Step

Registration starts online at onlineregistrationani.gov.in, but you and the seller must show up in person at the Sub-Registrar office on your appointment date. Before anything else, gather your Form-F extract, Valuation Certificate from the Tehsildar, and valid ID.

Online method (recommended)

Deputy Commissioner Permission, Start Here, Not at the Portal Apply to the DC office for Sale and Gift Permission

You need an attested Form-F copy, the property map, and a no-dues certificate from the Tehsildar. Attach a court-fee stamp of Re. 0.75 paise. Until this order is issued, nothing else happens.

gov.in. Create a citizen account. Select Sale Deed as your document type.

Complete All Sections in Order Fill General Info, Property Details, Parties, Witness, Identifier, then Stamp Duty

The portal auto-calculates duty, 5% for male, 3% for female buyers, on the higher of sale price or circle rate. Do not understate the sale amount. The Tehsildar's certificate is the check.

Upload and Fix Your Appointment Upload scanned documents

Book your slot at your district's Sub-Registrar office.

Both parties plus one witness must physically appear. Carry all originals.

Offline method (Sub-Registrar Office)

Get DC Permission First Walk in to the Deputy Commissioner's office with your Form-F, map, and no-dues certificate

Nothing registers without this.

Draft and Stamp the Deed A lawyer drafts the deed

Buy stamp paper: 5% of the higher of sale value or circle rate for a male buyer, 3% for female. Pay the 1% registration fee separately.

Appear at the Sub-Registrar Office Both parties, witnesses, and an identifier must be present

Bring the deed original, DC Permission order, Form-F, map, Valuation Certificate, and ID proofs for all parties.

Collect Deed and Record the Entry Number After verification the Sub-Registrar seals and hands back the deed

Note the book entry number that day.

Check Dweep Bhoomi at https://dweepbhoomi.andamannicobar.gov.in within a week. If your name has not appeared in Form-F, go to the Tehsildar to start mutation.

What Does the Title Deed Contain in Andaman and Nicobar Islands?

Six fields carry the legal weight of the Mula Deed, each one needs a careful check.

Field	Meaning	What to Check
Grantor (Seller) Name	Person transferring ownership	Match against their ID and current Form-F
Grantee (Buyer) Name	Person receiving ownership	Must match your Aadhaar or PAN exactly
Survey Number and Extent	Plot identifier and land area	Cross-check with Form-F and Tehsildar map; any mismatch stops the deal
Consideration Amount	Declared sale price	Stamp duty is on this or circle rate, whichever is higher
Schedule of Property	Boundary description with all four sides, village, taluk, district	Walk the land and verify boundaries physically
DC Permission Reference	Deputy Commissioner order number	Blank or unverifiable here means no legal backing at all

Good sign: Survey number and area match the current Form-F exactly. Boundaries are specific on all four sides. The DC Permission number is traceable. Sub-Registrar stamp shows a dated book entry.

Common Issues With the Title Deed in Andaman and Nicobar Islands

The two worst problems here are a missing DC Permission and a broken 30-year chain, both are easy to miss if you trust the seller's paperwork.

No DC Permission on Record Seller has a signed deed that was never registered because the Deputy Commissioner clearance was skipped

Looks real. Has no legal force.

Fix: Ask for the DC Permission order first, before reading the deed. Nothing moves without it.

30-Year Chain Has Gaps Deed from 2001 jumps to 2019 with nothing in between

Could be a suppressed dispute, an informal transfer, or forged records inserted later.

Fix: Pull the encumbrance certificate from the Sub-Registrar covering the full 30 years. Do not use a seller-provided copy.

Form-F and Deed Disagree Survey number or area differs between the registered deed and today's Dweep Bhoomi record

Means mutation was skipped after a past sale, or the wrong plot is being sold.

Fix: Check the Form-F yourself at https://dweepbhoomi.andamannicobar.gov.in. Never rely on a copy from the seller.

Undisclosed Mortgage Seller claims no encumbrances

Encumbrance certificate shows a bank charge from years back, still active.

Fix: Get the encumbrance certificate directly from the Sub-Registrar office. It shows what the deed leaves out.

Buyer Name Spelling Mismatch One letter off between the deed and the Aadhaar

Blocks mutation, complicates every future loan and sale.

Fix: Correct before execution. Post-registration rectification is slow and bureaucratic.

Stale Valuation Certificate Months-old certificate from the Tehsildar no longer reflects current circle rates

Sub-Registrar can reject the registration.

Fix: Get a fresh certificate just before the appointment date.

Why the Title Deed Matters for Land Buyers in Andaman and Nicobar Islands

Every right you have over this land traces back to one registered document.

📋

Nothing Else Proves Ownership in Court Tax receipts, Form-F entries, possession, all secondary

When ownership is challenged, only the registered Title Deed holds decisive weight before any court or authority.

⚠

DC Permission Is Unique to These Islands No other Indian state or UT requires Deputy Commissioner clearance before registering a land deed

Here it does. Money paid without this step does not create a registered title. Registering the deed becomes impossible until the order exists.

🏦

Banks Will Not Lend Without a Clean Chain A 30-year ownership chain with a current encumbrance certificate is the baseline for any home loan or plot loan

One gap, one undisclosed charge, and the bank stops the sanction. Title deed required for registration is the lender's non-negotiable condition.

🔍

Andaman and Nicobar-specific: Dweep Bhoomi Mutation Must Follow Registration The Form-F record in Dweep Bhoomi must show the new owner after every sale

If it does not, the next buyer faces disputes, the revenue records stay in the old owner's name, and resolving it means revisiting the Tehsildar with paperwork from years ago. Registration without mutation is an incomplete transaction.

Red flag: If the seller says Deputy Commissioner permission is not needed or can wait until after signing, walk away. That is either ignorance or concealment, neither is acceptable before a land deal.

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Frequently Asked Questions

What is a Title Deed in Andaman and Nicobar Islands and what makes the Mula Deed different?

The Mula Deed is the registered title deed used in Andaman and Nicobar Islands, executed under the Registration Act, 1908, at the Sub-Registrar office. What makes it distinct locally is the mandatory DC Permission step before registration, which does not exist in mainland states.

How do I verify a title deed in Andaman and Nicobar Islands?

Get the encumbrance certificate from the Sub-Registrar for the last 30 years and match each entry to the physical deeds the seller gives you. Separately, pull the current Form-F extract on Dweep Bhoomi yourself to check the survey number and recorded owner name.

What is the stamp duty for a title deed in Andaman and Nicobar Islands?

Stamp duty is 5% for male buyers and 3% for female buyers, applied on the sale value or circle rate, whichever is higher. A registration fee of 1% is paid separately. Both rates were verified from UT Administration sources as of March 2026.

What documents are needed for land registration in Andaman?

The deed itself, the Deputy Commissioner's Sale and Gift Permission, a recent Form-F extract, a land map, a fresh Valuation Certificate from the Tehsildar, and identity proofs of both buyer and seller. Every original must be produced in person at the Sub-Registrar office.

What is Form-F and how does it connect to the title deed?

Form-F is the Record of Rights for land in Andaman and Nicobar Islands, maintained on Dweep Bhoomi. After a title deed is registered, mutation updates Form-F to show the new owner. If mutation is skipped, Form-F still shows the previous owner despite the sale being complete.

What is Sale and Gift Permission in Andaman land registration?

Prior written clearance from the Deputy Commissioner, needed before any sale or gift deed can be registered. Apply with an attested Form-F, land map, and no-dues certificate from the Tehsildar. No Sub-Registrar in the islands registers any deed without seeing this order.

Can people from outside Andaman and Nicobar Islands buy land there?

Land purchase by non-residents is governed by UT Administration rules that include restrictions on ownership. Clarify this before signing any agreement or making any payment.

How do I get a certified copy of a registered title deed in Andaman?

Apply at the Sub-Registrar office in the district where the deed was originally registered, or log into your account at https://onlineregistrationani.gov.in and request it through the registered documents section. Your book entry number from registration day will speed things up considerably.

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