Title and Ownership (Items 1-7)
1. Verify the original sale deed and trace the title chain for at least 30 years 2. Obtain a fresh Encumbrance Certificate covering the last 30 years 3. Confirm that the current seller's name matches the revenue records (Form I & XIV) 4. Check for any pending litigation on the property at the District Court 5. Verify succession — if inherited, ensure all legal heirs have signed or given consent 6. For joint properties, confirm all co-owners are parties to the sale 7. Check the Survey Plan and confirm the plot boundaries match the physical site
Land Classification (Items 8-13)
8. Verify the zone code under the Regional Plan 2021 9. Check if the land is classified as agricultural or non-agricultural 10. If agricultural, confirm whether NA conversion is completed and the order is genuine 11. Verify that the land is not classified as paddy land (khazan) which has special protections 12. Check CRZ status — obtain a CRZ map clearance from the Goa Coastal Zone Management Authority 13. Verify the property is not in an eco-sensitive zone or forest area
Approvals and Compliance (Items 14-19)
14. For constructed properties, verify the Development Permission (DP) from the local planning authority 15. Check the Completion Certificate or Occupancy Certificate 16. For apartments/projects, verify RERA registration on the Goa RERA portal 17. Confirm no government acquisition or reservation notices exist on the property 18. Verify that access to the property is via a public road, not through private land 19. Check if the property falls within any Special Planning Area (SPA) with additional restrictions
Financial and Tax (Items 20-25)
20. Obtain the latest property tax payment receipts and verify no arrears exist 21. Check for any unpaid electricity, water, or municipal dues 22. Verify the Ready Reckoner (RR) rate for accurate stamp duty calculation 23. If the seller is an NRI, ensure TDS compliance arrangements are in place 24. For properties under construction, verify the builder's bank guarantee and escrow account 25. Confirm that the sale price is not significantly below the RR rate — this creates tax complications and potential scrutiny from authorities
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