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| How do I divide my land into plots and what are the permissions I need to obtain from government of Goa? |
In order to Subdivide your land into smaller plots, you need to confirm that the zoning for the subject property classifies 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 dimensions and Area of all plots, width of the road proposed, Overall dimensions, Area reserved for open space for recreational activities, Contour plan indicating gradient of the property are required as documents for the aplication . This application is to be made to concerned Panchayat office which is then forwarded to Town & Country Planning Development for inspection and clarification. On obtaining such clearance from Town & Country Planning, the Panchayat issues a Provisional license for the sub division of land. With this Provisional license, the owner is entitled to commence development work such as internal road, water supply, electricity and drainage. On completion of all the works the owner needs to once again apply to the Panchayat for Final sub division approval confirming that the development has been carried out in accordance with the approved Sub division plan. The Panchayat after inspection by the Town & Planning department issues the final sub division approval after which the owner is entitled to enter into transaction of sale for individual sub divided plots.
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| I intend to purchase a property / plot to construct a house/ building on it. What are the steps one has to take in order to ensure a safe investment? |
First of all you need to obtain an authorised Survey plan for the property and check the zoning for the same from the Town & Country Planning department / PDA, & verify onsite dimensions / Area of the plot with the Survey plan. Then check for Titles of the property i.e., ascertain the history of transaction for the property and confirm whether the seller / s has full right to sell / receive consideration / money for the transaction.
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| What are the documents pertaining to the ownership of a property?
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The Minimum Documents which constitute the ownership of a property are:
Form I & XIV of Record of Rights.
Land Survey plan.
Current Sale deed / Gift deed for the property, previous deeds of transactions for the property.
Matriz Certificate.
Inscription / Description Certificate.
Conversion Sanad.
House Tax receipt.
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| What are the various approvals / licenses required for construction of building /house? |
In Municipal Areas
1. Development Order from 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
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| What does Coastal Regulation Zone (CRZ) mean? What are the areas that come under CRZ? |
Coastal Regulation Zone means all areas that fall within 500mts from the High Tide line in case of sea and 100mts in case of river. Any development in these areas is subject to rules under the Ministry of Environment & Forest. All Development Permissions are accorded as per the guidelines of CRZ and permissions are to be applied to The Member Secretary, Goa State committee on Environment & Forest, Saligao, Goa.
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| What is meant by "Change Of Land Use"? Where do I apply for the same?
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?Change of Land use? is an application made to the Town & Country Planning Board of Goa for change of zoning for the plot / Land from Agriculture to Non ? Agricultural such as Residential to Commercial / Industrial or from Residential to Commercial / Industrial etc.
The Application for ?Change of Land Use? is to be made to The Member Secretary, Town & Country Planning Department, Panjim, Goa.
?Conversion Sanad? is an application made to the Collectorate for Non ? Agricultural usage under the Goa Land Revenue Act. This is a process for collection of taxes levied by the Government under the Land Revenue Act.
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| What is meant by survey plan? Where can I apply for it?
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A Survey Plan is a Government of Goa authorized plan indicating the boundaries of the property, its identification by way of a Survey Number, the Village 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.
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| What is ‘Conversion Sanad’ & `Change of Land Use' |
‘Conversion Sanad’ is a document issued by the office of the Collectorate stating the fact that fees towards Land revenue for Non-Agricultural usage of land has been paid for the subject area. This document is obtained after making an application to the Office of the Collectorate for the respective Taluka.
‘Change of Land use’ in an application made to the office of Chief Town Planner / Member Secretary, Town & Country Planning Board for change of Zoning for the subject property from one use to another. For e.g : From Settlement to Commercial, From Agricultural to Industrial etc. The change in zoning is carried out after inspection and ratification by the members of the board and is published in the Government Gazette and local daily’s confirming the same.
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| Where are ownership / Record Of Rights for properties authorised by the government of Goa?
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Form I & XIV of Record of Rights is a Government Document available on application which indicates the name of the owner of the land, the measured area, the classification of land whether it is dry crop, paddy field or barren and also whether it is tenanted or freehold or whether there are other rights as Mundkarial / Caretaker’s possession.
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