Document Guide · Dadra & Nagar Haveli and Daman & Diu

How to Check the Title Deed in Dadra & Nagar Haveli and Daman & Diu — Complete Guide 2026

The Title deed,also called Mother Deed or Mula Deed, proves who owns land in DNH and DD. Verify the chain at ddd.gov.in before you pay a rupee. This guide covers how to get it, read it, and spot problems.

Quick Reference

Also calledMother Deed, Mula Deed

Issued bySub-Registrar, DNH and DD

Valid forPermanent (each transfer creates a new deed) Cost (DNH): 2% stamp duty + 2% registration fee Cost (Daman and Diu): 6% stamp duty + 0.5% registration fee (male buyer)

Online portalngdrs.dnh.gov.in and ddd.gov.in DNH and

noteCollector's N.A. permission is required for any non-agricultural land deal. A title deed alone does not confirm the sale is legal.

What is the Title Deed in Dadra Nagar Haveli and Daman Diu?

Definition

The Title Deed, locally called Mula Deed or Mother Deed, is the registered document establishing legal land ownership. It is issued by the Sub-Registrar under the Indian Registration Act, 1908, which applies across this Union Territory.

Every sale, mortgage, or inheritance builds on this document. The chain of ownership must be traceable for at least 30 years. If any earlier transfer was never registered, the chain is broken , and so is your title.

This UT merged two territories on January 26, 2020, but DNH and Daman and Diu still follow different stamp duty notifications. The title deed process is the same on both sides. Costs are not. DNH buyers pay 2% stamp duty; Daman and Diu buyers pay 6% under the standard rate. Know your district before signing.

State-specific note: In 2025, the DNH Revenue Department placed 21+ sale deeds under scrutiny for missing Collector's N.A. permission. A Title Deed without that clearance does not make a sale legal.

How to Get the Title Deed in DNH and Daman Diu: Step-by-Step

Title Deeds are created and searchable at the Sub-Registrar office. The NGDRS portal (ngdrs.dnh.gov.in) lets you search records online. Have the survey number and registration number ready.

Online method (recommended)

Open the NGDRS portal Go to ngdrs

dnh.gov.in. This is the official registration portal for DNH. For Daman side records, also check daman.nic.in.

Run a Citizen e-Search Enter the survey number, registration number, or party name

Records before January 2024 sit under a DORIS tab on the same portal.

Trace the chain Read every linked transaction on that survey number

A gap , any unregistered transfer , must be explained before you proceed.

Cross-check at ddd

gov.in The UT's master portal carries Revenue Department circulars and active notifications. This is the reference point named in official land warnings for DNH and DD.

For DNH land, also check dnh.gov.in to confirm the survey number appears in current village records.

Offline method (Sub-Registrar Office)

Find the right office DNH registrations are handled in Silvassa

Daman registrations go to the Civil Registrar-cum-Sub-Registrar at daman.nic.in. Match the office to the district where the land sits.

Submit documents Required: Aadhaar and PAN of all parties, passport photos, previous Mother Deed, Collector's N

A. permission order, Form 7 and 12 extract, and site plan if the deed references a boundary.

Pay charges DNH: 2% stamp duty + 2% registration fee

Daman and Diu: 6% stamp duty + 0.5% registration fee (male). Fees above Rs. 500 go by demand draft or e-stamp.

Appear and collect All parties attend before the Sub-Registrar

The deed is signed, registered, and a certified copy is issued. That copy is your Title Deed.

Ask for certified copies of the full chain, not just the current deed. Banks will want them.

What Does the Title Deed Contain in Dadra Nagar Haveli Daman Diu?

Each field in the Title Deed must match the corresponding government land records , any mismatch is reason to pause.

Field Name	What It Means	What to Check
Names of parties	Legal seller and buyer at time of that transaction	Match against Aadhaar; any mismatch is a risk
Survey number	Government parcel identifier	Cross-verify on NGDRS; must not be flagged
Land extent	Area transferred	Confirm against Form 7/12; discrepancy needs explanation
Consideration amount	Price at which land changed hands	Must match stamp duty paid; undervaluation signals fraud
Registration number and date	Sub-Registrar's record	Must appear in NGDRS; absence means unregistered transfer
Collector's N.A. permission	Approval for non-agricultural use	Must be present for any residential or NA plot in DNH
Encumbrances	Mortgage or court order on the land	Verify via Encumbrance Certificate from Sub-Registrar

Good sign: All fields match government records. The N.A. permission order number appears clearly. No lien is noted against the survey number.

Common Issues With the Title Deed in Dadra Nagar Haveli Daman Diu

These are the most documented title risks in DNH and DD, including problems active as of 2025.

Missing N.A. Permission

DNH law requires Collector's N.A. permission before any agricultural land is sold as a plot. In 2025, 21+ deeds were flagged for exactly this. The sale itself can be voided.

Fix: Ask the seller for the original N.A. permission order number. Verify it at swp.dddgov.in before signing.

Survey Number Missing from NGDRS

Old village records in areas like Vasona, Rakholi, and Silvassa were never migrated to the central system. A deed based on those records will not appear in an NGDRS search.

Fix: Search the survey number at ngdrs.dnh.gov.in. If it does not show up, get the ROR and verify in person at the Sub-Registrar office.

Broken Chain of Ownership

Any unregistered earlier transfer leaves a legal gap. A buyer who purchases on a broken chain can face title challenges , even years after registration.

Fix: Check every linked transaction in NGDRS. Any missing link must be formally ratified before the current sale proceeds.

Deeds Under 2025 Scrutiny Drive

The Revenue Department's 2025 notification ADM/Coll./Misc/2024-25 placed all transactions from July 2023 onwards under review. Parties must submit documentation or face hearings. Defective deeds risk being declared void.

Fix: Ask the seller for confirmation they are not among the 21+ cases under scanner. No confirmation means no deal.

Lost Mother Deed

Sellers sometimes offer a notarised private copy when the original is lost. This is not legally equivalent to the Sub-Registrar's certified copy.

Fix: Obtain a certified copy from the Sub-Registrar office or through NGDRS. It carries full legal weight.

DNH vs. Daman Rate Confusion

Buyers often budget using the wrong stamp duty rate because they do not confirm which side of the merged UT their land sits on. Underpayment delays registration.

Fix: Confirm your district first, then use the verified rate table at 1acre.in/stamp-duty-calculator/dadra-nagar-haveli-daman-diu.

Why the Title Deed Matters for Land Buyers in DNH and DD

No court, bank, or government body recognises a land deal without a registered Title Deed.

📋

Legal Proof of Ownership An unregistered agreement , even a detailed one , does not transfer title under the Indian Registration Act, 1908

Registration is the act that makes ownership real.

⚠

A. Permission Requirement in DNH Most land available in DNH is agricultural. Before any plot or residential sale, the Collector's N.A. permission must exist and must be referenced in the Title Deed. Without it, construction on the plot is unauthorised and the transaction is legally exposed.

🏦

Bank Loan Eligibility Lenders require a clean 30-year chain, N

A. permission reference, and NGDRS registration number. A defective deed means loan rejection , there is no workaround.

🔍

DNH-specific: 2025 Scrutiny Drive Exposure If the land you are buying changed hands after January 2023, confirm it was not flagged in the Revenue Department's scrutiny

This is a live administrative process, not a historical one.

Red flag: A seller who cannot produce the original N.A. permission order, or whose survey number does not appear in NGDRS, is offering you a problem, not a property.

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Frequently Asked Questions

What is the Title Deed or Mother Deed in Dadra Nagar Haveli, Daman Diu 2026?

It is the registered document that proves legal ownership of land. Issued by the Sub-Registrar under the Indian Registration Act, 1908, it records the full chain of ownership. Verify at ngdrs.dnh.gov.in or ddd.gov.in before any purchase in DNH or DD.

How do I verify a title deed online in Dadra and Nagar Haveli?

Go to ngdrs.dnh.gov.in and use Citizen e-Search. Enter the survey number or registration number. Records before January 2024 sit under the DORIS tab. Cross-check the result against ddd.gov.in for any active Revenue Department notices on that parcel.

Is Collector's N.A. permission required to buy land in Dadra Nagar Haveli?

Yes, for any agricultural land being sold as a plot or for residential use. The 2025 scrutiny drive found 21+ deeds lacking it , those deals are under challenge. No N.A. permission order means the sale is not legally complete, whatever the deed says.

What is stamp duty on land in DNH and Daman Diu 2026?

DNH: 2% stamp duty plus 2% registration fee. Daman and Diu: 6% stamp duty plus 0.5% registration for male buyers; sole female ownership attracts 4% stamp duty and zero registration fee. Rates are set under separate 2011 and 2015 notifications still in force.

What documents are needed for land registration in Dadra and Nagar Haveli?

Aadhaar and PAN of all parties, passport photos, previous Mother Deed, Collector's N.A. permission order, Form 7 and 12 extract, and a site plan if applicable. All parties must appear before the Sub-Registrar in Silvassa. Missing any item delays registration.

Can I get a certified copy of a lost Title Deed in DNH and DD?

Yes. Apply at the Sub-Registrar office where the deed was registered, or search and download through ngdrs.dnh.gov.in. A certified copy has identical legal standing to the original. Reject any seller who offers only a notarised private copy as a substitute.

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