If you own property in Goa, you've almost certainly come across the term "Inscription and Description" — or been asked for it by a buyer's lawyer. This document is unique to Goa and doesn't exist anywhere else in India, which is why it confuses so many property owners. Here's everything you need to know.
What Is the Inscription and Description?
The Inscription and Description — known in Portuguese as Inscrição e Descrição — is a property registration record that dates back to Goa's time under Portuguese rule (before 1961). It is maintained at the Sub-Registrar's office (Conservatória do Registo Predial) and consists of two parts:
- Inscrição (Inscription) — This records the ownership details of the property. It shows who owns the property, how they acquired it (purchase, inheritance, gift, etc.), and the date of acquisition. Think of it as the ownership register.
- Descrição (Description) — This records the physical details of the property itself. It includes the survey number, area, boundaries, location, and any structures on the land. Think of it as the property identity card.
Together, these two records create a comprehensive snapshot of both the property and its owner under the Portuguese property registration system.
How Is It Different from Indian Land Records?
After Goa's liberation in 1961, India introduced its own land record system alongside the existing Portuguese system. Today, both systems coexist:
- Form I and XIV — These are Indian-era records from the Directorate of Settlement & Land Records. Form I shows survey details, and Form XIV shows the mutation (ownership transfer) history.
- Inscription and Description — The Portuguese-era record from the Sub-Registrar's office, recording the original ownership and property details under the old system.
The key difference is that the Inscription and Description provides the historical chain of title going back to Portuguese times, while Form I and XIV reflect the Indian government's record of the same property. For older properties, the Inscription and Description is often the more authoritative record.
Why Is the Inscription and Description Important When Selling?
Even though Goa has been part of India for over 60 years, the Inscription and Description remains critically important for property transactions:
- Chain of title verification — Buyers and their lawyers use it to trace ownership history back to its Portuguese-era origins. This is essential for establishing a clean, unbroken chain of title.
- Bank loan requirements — Many banks in Goa require the Inscription and Description as part of their title verification for home loans, particularly for older properties. If your buyer is financing the purchase, expect their bank to request this document.
- Legal due diligence standard — Any competent property lawyer in Goa will insist on examining this record as part of their due diligence process. Without it, many buyers will simply walk away.
- Resolving discrepancies — When there are conflicts between different property records (which is common in Goa), the Inscription and Description serves as a key reference point for resolving them.
How to Obtain the Inscription and Description
Here's the step-by-step process:
1. Identify the Correct Sub-Registrar's Office
Goa has multiple Sub-Registrar offices, and your property's records are held at the office that has jurisdiction over your property's location (taluka). The main offices are in Panaji, Mapusa, Margao, and Ponda.
2. Gather the Required Information
Before visiting the office, you'll need:
- The survey number of your property
- The village/locality name
- The name of the registered owner (as it appears in the records — this may be in Portuguese)
- Any previous registration numbers you have
3. Submit Your Application
Visit the Sub-Registrar's office and request a certified copy of the Inscription and Description. You'll need to fill out an application form and pay the prescribed fee (typically ₹50-200 per document, though this can vary).
4. Processing Time
Expect a wait of 1 to 4 weeks depending on the office's workload and the age of the records. Older records may take longer as they need to be retrieved from archives. Some offices are more efficient than others — Panaji and Margao offices tend to process requests faster.
Common Problems with Inscription and Description
Here are the issues we see most frequently:
Missing or Illegible Records
Some older records, especially those from before the 1940s, may be damaged, faded, or missing entirely. Water damage and poor storage conditions have affected many Portuguese-era documents. In such cases, you may need to rely on secondary evidence and other supporting documents to establish your claim.
Name Mismatches
Portuguese-era records use Portuguese spellings of names, which often differ significantly from the way those names appear in modern Indian records. For example, "Domingos Fernandes" in the Inscription might be "Dominic Fernandes" in the Form XIV. These mismatches need to be reconciled, often through affidavits or legal declarations.
Properties Never Formally Inscribed
Some properties — particularly in remote villages or those acquired through informal family arrangements — were never properly inscribed in the Portuguese system. This creates a gap in the documentation chain that needs to be addressed before a sale can proceed. A legal opinion and supporting evidence (like tax receipts, communidade records, or long-term possession proof) may be needed.
Multiple Inscriptions for the Same Property
In some cases, a property may have been inscribed more than once due to administrative errors or incomplete partition records. This needs to be sorted out at the Sub-Registrar's office before proceeding with a sale.
Inscription and Description vs. Other Goa Property Documents
Here's how the Inscription and Description compares to other key property documents in Goa:
- Inscription and Description vs. Form I & XIV — The Inscription and Description is the Portuguese-era property register, while Form I & XIV are Indian-era survey and mutation records. Both are needed for a complete picture of ownership history.
- Inscription and Description vs. Sale Deed — A sale deed records a specific transaction, while the Inscription and Description is a register that tracks the property's entire ownership history. Your latest sale deed should be reflected in the Inscription records.
- Inscription and Description vs. Matriz Certificate — The Matriz is a Portuguese-era tax assessment record, while the Inscription and Description is an ownership and property identity record. They come from different departments but complement each other. Learn more in our guide to Portuguese-era property documents in Goa.
- Inscription and Description vs. Mutation Certificate — Mutations are changes recorded in the Indian land records (Form XIV), while the Inscription records ownership changes in the Portuguese system. Both should ideally reflect the same ownership.
Need Help with Your Property Documentation?
Navigating Goa's dual documentation system can be frustrating, especially if you're dealing with old records, name mismatches, or missing documents. At Sell Goa Property, we handle the entire documentation process for our clients — from obtaining the Inscription and Description to compiling all 23 essential documents needed for a smooth sale. Get in touch for a free consultation.