Document Verification
Start with the paper trail. Obtain and verify: the original title deed, Encumbrance Certificate (EC) for 30 years, Form I and XIV extracts from the taluka office, latest property tax receipts, NA conversion order (for non-agricultural use), and the approved building plan (for constructed properties). Cross-reference the property survey number across all documents to ensure consistency.
Physical Site Inspection
Visit the property personally. Check: actual boundaries against the survey plan, access road quality and whether it's a public or private road, surrounding land use and potential nuisances, water table and drainage patterns, electricity availability and nearest transformer, and any signs of encroachment or unauthorised construction on or near the plot. Visit during and after monsoon season if possible — Goa's heavy rainfall can reveal drainage issues.
Legal Verification
Engage your lawyer to check: pending litigation at the District Court and High Court, any pending government acquisition or reservation notices, compliance with CRZ regulations (for coastal properties), builder RERA registration (for projects), and whether any caveats or liens have been filed against the property. In Goa, also verify whether the property has any community or religious claims, which is common in older Portuguese-era properties.
Financial Assessment
Evaluate: the asking price against recent comparable transactions, Ready Reckoner rate for stamp duty estimation, rental yield potential if it's an investment, upcoming infrastructure projects that could affect value, and total acquisition cost including all fees and charges. For investment properties, calculate the expected ROI over a 5-year and 10-year horizon.
Red Flags
Walk away if you encounter: a seller who cannot produce original documents, pressure to complete the transaction quickly without due diligence, a price significantly below market rates (often indicates title issues), multiple agents claiming exclusive rights to the same property, or any discrepancy between document descriptions and the actual site. Trust your lawyer's advice over the agent's assurances.
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