It is not enough to have in your possession, a Deed of Sale / Conveyance in your possession to Sell your property easily.
In order that you're fully prepared to actually execute an informed sale with a distinguished buyer and get better Price Realization, you will need several other documents in addition to your title document so as to minimize the due diligence process and time to completion.
AKA can help you in achieving the objective of compiling / applying and obtaining the below cited documents to complete your documentation required for a professional approach to sell your property.
· Deeds of Sale / Conveyance both current and old (previous owner’s title)
· Mutation / Entry of your / sellers name into the form I & XIV of the Record of rights
· Land Survey Plan of your property
· Zoning Certificate
· Conversion Sanad
· Construction license if structure is built as an approved building by the TCP office
· Occupancy certificate
· Inscription Description certificate
· Land Revenue / Matriz Certificate
· Latest House Tax Receipt
· Approved Building Plans
· Certificate of Nil Encumbrance
· Legal opinion
· Latest Electricity bill
· Latest Water Bill
Form I & XIV of Record of Rights is a Government Document available on application to the Panchayat / Mahiti Ghar which indicates the name of the owner of the land, the measured area, classification of land whether it is dry crop, paddy field or barren and also whether it is tenanted or freehold and whether there are other rights as Mundkarial holdings etc.
A Survey Plan is a Government of Goa Authorized Plan indicating the boundaries of the property, its identification by way of a specific Survey Number, the Village jurisdiction it falls under and the scale to which the plan is drawn which enables one to measure each side of the boundaries as also understand the shape and features of the plot. The Survey plan can be applied for at the Local Land Survey Office by paying the requisite fees for the relevant Survey Number for which the plan is requested for.
On your getting in touch with us , we will initially require some basic information about your property such as the Village / city it is located in, Survey Numbers , how you got to own it etc. With the mostly limited information you have provided us , we then check the status of the land both physical and as per Government records and compile all relevant data , measure / survey the property , analyse collected data , recommend measures for the various shortcomings if detected , execute the necessary balance works , conclude the assignment and document the property fully it to turn it investment / development grade for owners , potential Buyers and Investors.
In Municipal Areas
1. Development Order from the Planning and Development Authority
2. Construction License / Permission from Municipal Council / Corporation
3. Conversion Sanad
In Panchayat / Village Areas
1. Construction License from office of the Sarpanch / Village Panchayat
2. Conversion Sanad
First of all One needs to obtain an Authorized Survey Plan for the subject property and confirm the zoning for the land by making an application to the Town & Country Planning department / PDA, compare & verify onsite dimensions / Area of the plot with the Survey plan. A legal scrutiny of Titles of the property I.e. the chronology of historical transaction for the property through a reputed Advocate is necessary to confirm whether the seller / s have the full right to sell / receive Consideration / money for the property transaction.
‘Conversion Sanad' is a document issued by the Office of the Collectorate Certifying that Non-Agricultural usage of the land has been permitted on the subject plot of land. This document is obtained after making an application to the Office of the Collectorate for the respective Taluka.
Conversion Sanad is granted for land areas more than 500 sq metres by the office of the Collector.
For Plots with Area less than 500 sq. metres the Conversion Sanad is issued by the office of the Dy. Collector.
‘Change of Land use' is a term related to zoning clasification authorised by the office of Chief Town Planner / Member Secretary, Town & Country Planning Board under the Regional Plan / Outline development plan in force. Change in land Use is related to revisions in Zoning classification effected in the Regional plan authorized by Goa TCP Board.
AKA will make an application with relevant Forms , plans and documents required for submission for grant of Conversions Sanad subject to condition that the property is zoned as Commercial / residential in the respective Regional Plam / ODP.
Our professional Fees will be communicated on inspection of documents and status of property.
THE GOA LAND REVENUE CODE (AMENDMENT) BILL, 2013
CONVESRION SANAD FEE SCHEDULE APRIL 2103 (Per Square meter)
|Sr no.||Category||500 Sq m & less||Above 500-2000 sq m||Above 2000 sq m|
|1.||S1||Rs 60||Rs 90||Rs 120|
|2.||S2||Rs 45||Rs 67.50||Rs 90|
|3.||S3||Rs 35||Rs 52.50||Rs 70|
|4.||S4||Rs 25||Rs 37.50||Rs 50|
|1.||C1||Rs 250||Rs 375||Rs 500|
|2.||C2||Rs 200||Rs 300||Rs 400|
|3.||C3||Rs 150||Rs 225||Rs 300|
|4.||C4||Rs 100||Rs 150||Rs 200|
|1.||Rs 50||Rs 75||Rs 150|
This is a typical problem of many Goan families , members of which have migrated to other parts of the world and have busy schedules due to which they are not able to jointly devote time nor complete the necessary paperwork/ govt. approvals in Goa to turn the property investment / development grade. AKA can help such typical cases by, presenting the owners with a Plan of Action to mitigate the problems of joint ownership & the guiding the owners in a professional manner with matters related to Approvals/Partition / sale /development etc , representing them before Govt authorities to obtain approvals / Licenses etc. to render the property investment / development grade for owners , potential Buyers and Investors.
In order to Subdivide your land into smaller plots, you need to confirm that the zoning for the subject property is classified under Residential / Commercial zone. A well planned layout of smaller plots with network of internal roads, drainage and water supply are to be drawn indicating plot number, individual plot dimensions and Area , width of road proposed, Overall dimensions of the entire property, Area reserved for open space, Road Widening etc. A Contour plan indicating gradient of the property is required to be submitted with the aplication ,to the relevant Taluka Town & Country Planning Office. On obtaining Technical clearance from Town & Country Planning office, the aplication is submitted to the relevant Village Panchayat which then issues a Provisional license for the sub division of land. With this Provisional license, the owner is entitled to commence executing approved development works such as internal roads, water supply, electricity and drainage networks. On completion of all the works as per the village Panchayat sanction/ order an application is to be made to the Panchayat for the Final sub division approval confirming that the development has been carried out in accordance with the approved Sub division plan. The Panchayat after inspection & approval by the Town & Planning department issues the Final sub division License after which the owner is entitled to enter into Conveyance of Sale for individual sub divided plots with prospective purchasers
CRZ is also known as Coastal Regulatory Zone .
CRZ has been classified into three Categories CRZ I, CRZ II & CRZ III
CRZ - I are ecologically sensitive areas having ancient monuments, turtle nesting etc, Between 0-500 metres no development is permissible
CRZ - II these are areas which are densely populated urban areas where building will be permitted only on the landward side of an existing road or an authorized construction.. ii. 200-500mtrs. from HTL Regulated development is permissible having 33% FAR (Floor Area Ratio), height restriction of 9 metres from ground level and the buildings to have ground plus one floor only.
Along the banks of rivers – no development is permissible in a belt of 0 – 100 metres from HTL, or the width of the river whichever is less
The entire CRZ of the country is classified into different zones: CRZ -I, II, III and IV.
CRZ - I(i)
areas are those that are ecologically sensitive areas (including marine parks, national parks, sanctuaries, mangrove areas, wildlife habitats, heritage areas, historically important areas, areas likely to be inundated by global warming etc.
areas refers to the inter-tidal zone lying between the LTL and the HTL.
areas are those that are already developed close to or up to the shoreline (this is with reference to the geological features as of 1991). These "developed areas" are only those within municipal limits or in other legally designated urban areas which are already substantially built up and which have been provided with drainage, approach roads and other infrastructural facilities, such as water supply and sewerage mains.
CRZ - III
areas are those which are relatively undisturbed and which do not belong to either Category-I or II. These include the coastal zone in rural areas (developed and undeveloped) and also areas within municipal limits or in other legally designated urban areas, which are not substantially built up. By definition then, all rural areas are classified as CRZ - III and some urban areas could also be included in this category.
are coastal stretches in the Andaman & Nicobar Islands
The following activities shall be permissible in the above areas;
(i) Development of vacant plot in designated areas for construction of hotels or beach resorts for tourists or visitors subject to the conditions as specified in the guidelines at Annexure-III ;
(ii) reconstruction or alteration of existing authorised building
Consulting, Valuation And Appraisal
Project Conceptualization & Preparation of Business Plan
Techno-Economic Viability Report
Term and Working Capital Loan Application
Architectural & Engineering Services
System Design for Supply & Distribution
STP and plumbing
Water-Treatment Plant, Storage, Hot Water Boiler
Power- Sub- Station, H.T Line, L.T. Line, Transformer
Kitchen & Laundry
Communication System-, Public Address System, WiFi - Internet
Entertainment - Music, Sound System, Digital Display, Smart Television
Co-ordination with Various Agencies
Project Accounts & Budget Monitoring
Time Schedules Monitoring
Certification of Payments
Overall Cost Of Risk.
a. Consent to Establish
b. Consent to Operate
c. Renewal of consent / Amendment in existing GPCB consent
d. Change / Transfer of Company name
We have expertise in obtaining Consent to Establish, operate Renewal. Our work will comprise Preparation of Application with the GPSCB for Consent in prescribed form, Submission of application for consent to operate and consent for establishment, preparation of Test reports including Follow up with Pollution control board to obtain consent.
A. AREA UPTO 200MTS FROM HTL on the landward side in case of seafront and 100mts along tidal influenced water bodies or width of the creek whichever is less is to be earmarked as "No Development Zone (NDZ)",-
(ii) No construction shall be permitted within NDZ except for repairs or reconstruction of existing authorized structure not exceeding existing Floor Space Index, existing plinth area and existing density and for permissible activities under the notification including facilities essential or activities;
(iii) however, the following activities may be permitted in NDZ -
(a) agriculture, horticulture, gardens, pasture, parks, play field, and forestry;
(j) construction of dispensaries, schools, public rain shelter, community toilets,
bridges, roads, provision of facilities for water supply, drainage, sewerage,
crematoria, cemeteries and electric sub-station which are required for the local
inhabitants may be permitted on a case to case basis by CZMA;
(k) construction of units or auxiliary thereto for domestic sewage, treatment and disposal with the prior approval of the concerned Pollution Control Board or Committee;
Guidelines for Development of Beach Resorts/Hotels in the designated areas of CRZ-III for Temporary Occupation of Tourist/Visitors, with Prior approval of the Ministry of Environment & Forests.
(i) Construction of beach resorts/hotels with prior approval of MEF in the designated areas of CRZ-III for temporary occupation of tourists/ visitors shall be subject to the following conditions:
(ii) The project proponents shall not undertake any construction within 200 meters in the land ward side from the High Tide Line and within the area between the Low Tide and High Tide Lines;
(ia) Live fencing and barbed wire fencing with vegetative cover may be allowed around private properties subject to the condition that such fencing shall in no way hamper public access to the beach;
(ib) no flattening of sand dunes shall be carried out;
(ic) no permanent structures for sports facilities shall be permitted except construction of goal posts, net posts and lamp posts;
(id) construction of basement may be allowed subject to the condition that no objection certificate is obtained from the State Ground Water Authority to the effect that such construction will not adversely affect free flow of ground water in that area. The State Ground Water Authority shall take into consideration the guidelines issued by the Central Government before granting such no objection certificate.
Though no construction is allowed in the no development zone for the purpose of calculation of FSI. The area of entire plot including the portion which falls within the no development zone shall be taken into account.
(i) The total plot size shall not be less than 0.4 hectares and the total covered area on all floors shall not exceed 33 per cent of the plot size i.e the FSI shall not exceed 0.33. The open area shall suitably landscaped within appropriate vegetal cover;
(ii) The construction shall be consistent with the surrounding landscape and local architectural style;
(iii) The overall height of construction up to highest ridge of the roof, shall not exceed 9 meters and the construction shall not be more 2 floors(ground floor plus one upper floor);
Interior design is the art and science of enhancing the interiors, sometimes including the exterior, of a space or building, to achieve a healthier and more aesthetically pleasing environment for the end user. An interior designer is someone who plans, researches, coordinates and manage such projects. Interior design is a multifaceted profession that includes conceptual development, space planning, site inspections, programming, research, communicating with the stakeholders of a project, construction management, and execution of the design.
Interior design is the process of shaping the experience of interior space, through the manipulation of spatial volume as well as surface treatment for the betterment of human functionality.
AKA charges professional fees as a %age of the Estimated Cost of works decided and agreed before commencement of assignment. AKA also work as a Turnkey Agency to execute the work on the plans prepared.
An Applicant who desires to set up any Eco Tourism activity permitted in in Eco Sensitive Zones shall not be required to obtain any Conversion Of Land, or any Change Of Zoning or change of land use or any change of land either under this Act or any other maps or plans finalized there under, or Regulations or the Goa Land Revenue Code, 1968: Provided that such project or Eco Tourism Activity can be set up to an extent of 5% of the Total Area and that the Minimum Area required is not less than 20,000 sq. metres: Provided further that persons desirous of setting up of any such Eco Tourism Activities shall be required to obtain prior approval of the State Level Eco Sensitive Zone Monitoring Committee, but shall not require any Land Use, or Conversion Sanad or change of Zoning or Area Conversion.”.
When you hire a Valuer/ Appraiser, you are hiring a dedicated professional that will work for you. Your appraiser will provide an objective estimate or opinion of value of the described property, as supported by the presentation of relevant data analysis.
You will be provided with an appraisal / Valuation report, as permitted under the Standards of Valuation in India. Each report contains information relevant to independent property valuation, including the purpose of the appraisal, other qualifying conditions, neighbourhood condition, property identification, data analysis, the value estimate and the effective date of the appraisal. All reports are also signed and certified and may contain support material, such as maps, charts, or photographs.
All reports will demonstrate either one or more of the three data-processing methods used to arrive at an indication of value:
The Cost Approach estimates the cost of building new property identical to the subject being appraised, at current prices, subtracting accumulated depreciation and adding the estimated land value.
The Income Approach is used for income-producing property and is based on the theory that value is the present worth of the income stream the property is capable of producing when developed to its fullest use. The net operating income from the property is capitalized into value by an appropriate method and rate.
The Direct Comparison Approach is based on the theory that an informed purchaser would pay no more for the property than the cost of acquiring another existing equivalent property. The value estimate is based on the selling price of comparable properties.
I. Construction of beach resorts or hotels with prior approval of MoEF in designated areas of CRZ-II
and III for occupation of tourist or visitors shall be subject to the following conditions, namely:-
(a) The project proponent shall not undertake any construction within 200 metres in the landward
side of High Tide Line and within the area between Low Tide Line and High Tide Line;
(b) The proposed constructions shall be beyond the hazard line or 200mts from the High Tide Line
whichever is more;
(c) live fencing and barbed wire fencing with vegetative cover may be allowed around private properties subject to the condition that such fencing shall in no way hamper public access to the beach;
(d) no flattening of sand dunes shall be carried out;
(e) no permanent structures for sports facilities shall be permitted except construction of goal posts,
net posts and lamp posts;
(f) Construction of basement may be allowed subject to the condition that no objection certification
is obtained from the State Ground Water Authority to the effect that such construction will not
adversely affect fee flow of groundwater in that area;
(g) the State Ground Water Authority shall take into consideration the guidelines issued by Central
Government before granting such no objection certificate;
(h) though no construction is allowed in the no development zone for the purposes of calculation of
Floor Space Index, the area of entire plot including the portion which falls within the no development zone shall be taken into account;
(i) the total plot size shall not be less than 0.4 hectares and the total covered area on all floors shall not exceed 33 percent of the plot size i.e., the Floor Space Index shall not exceed 0.33 and the open area shall be suitably landscaped with appropriate vegetal cover;
(j) the construction shall be consistent with the surrounding landscape and local architectural style;
(k) the overall height of construction upto the highest ridge of the roof, shall not exceed 9metres and
the construction shall not be more than two floors (ground floor plus one upper floor);
(l) groundwater shall not be tapped within 200metre of the High Tide Line; within the 200metre
500metre zone it can be tapped only with the concurrence of the Central or State Ground Water
(m)extraction of sand, levelling or digging of sandy stretches except for structural foundation of
building, swimming pool shall not be permitted within 500metres of the High Tide Line;
(n) the quality of treated effluents, solid wastes, emissions and noise levels and the like, from the
project area must conform to the standards laid down by the competent authorities including the
Central or State Pollution Control Board and under the Environment (Protection) Act, 1986;
(o) necessary arrangements for the treatment of the effluents and solid wastes must be made and it
must be ensured that the untreated effluents and solid wastes are not discharged into the water or
on the beach; and no effluent or solid waste shall be discharged on the beach;
(p) to allow public access to the beach, at least a gap of 20metres width shall be provided between any
two hotels or beach resorts; and in no case shall gaps be less than 500metres apart; and
(q) if the project involves diversion of forestland for non-forest purposes, clearance as required under
the Forest (Conservation) Act, 1980 shall be obtained and the requirements of other Central and
State laws as applicable to the project shall be met with; and
(r) approval of the State or Union territory Tourism Department shall be obtained.
II. In ecologically sensitive areas (such as marine parks, mangroves, coral reefs, breeding and spawning grounds of fish, wildlife habitats and such other area as may be notified by the Central or State Government Union territories) construction of beach resorts or hotels shall not be permitted
Our hourly charges for professional Consulting services are 120$/ hr for one to one consultation with Mr. Anand Kulkarni & 30$ /hr for consulting work delegated to his office Associates.
Consulting Engineers, Interior Designers, Approved Valuers
# 210, II Floor, Kamat Towers, Patto Plaza, Panjim, Goa India - Pincode: 403001
+91 9822 100 858
+91 832 6644 664
+91 832 6644 656