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Conversion / SANAD

In Goa, the term “AC III (Conversion/Sanad)” refers to the process of converting agricultural land to non-agricultural purposes, such as residential, commercial, or industrial use. This process involves obtaining a conversion sanad (certificate) from the appropriate authorities. The AC III refers to the form or category under which the conversion process is applied. Liaisoning for this process involves several steps and interactions with various government departments.
If area is below 500 it goes to Deputy collector, if area is above 500 then its Collector I, II, III.

  • Application Form: Complete the prescribed Form I & XIV for land conversion.
  • Ownership Proof: Copies of the sale deed, title deed, or other legal documents proving ownership.
  • Survey Plan: A survey plan or site map of the land prepared by a licensed surveyor.
  • Land Use Certificate: Obtain a land use certificate from the Town and Country Planning (TCP) Department.
  • Zoning Clearance: Ensure the proposed use complies with the zoning regulations.
  • NOCs: No Objection Certificates from various departments such as the Forest Department, Pollution Control Board, and Public Works Department (PWD).
  • Manual 1 & XIV
  • Site Plan
  • Linked Documents: eg: Sale deed of recent owner

Mutation

In the context of liaisoning in Goa, “mutation” refers to the process of transferring or updating the ownership or title of a property in the official land records. This is an essential step in ensuring that the property records accurately reflect the current owner.

  • Application Form: Complete the prescribed application form for mutation.
  • Proof of Ownership: Submit documents such as the sale deed, gift deed, will,
    or any other document that establishes ownership.
  • Encumbrance Certificate: A certificate showing that the property is free from any legal liabilities.
  • Previous Owner’s Documents: Copies of the previous owner’s property documents.
  • Affidavit: A sworn statement affirming the transfer of ownership.
  • Property Tax Receipts: Up-to-date receipts showing that property taxes have been paid.
  • Identity Proof: Copies of identity proofs of the applicant (e.g., Aadhar card, passport).
  • NOC from recent owner.

Land Survey

Land surveys in Goa involve the precise measurement and mapping of properties, critical for accurate boundary identification and legal ownership. Partition and demarcation services ensure the clear division of land among co-owners, establishing legally recognized boundaries for smooth property transactions.

  • Application for Land Survey: is applied by the landowner or a group of landowners seeking partition, Where the application to the Inspector of Settlement and Land Records (ISLR) or the local Mamlatdar’s office is submitted.

Town & Country Planning Department

Town and Country Planning (TCP) in Goa involves various stages of approval to ensure that land development and construction projects comply with the regional development plans, zoning regulations, and building codes. Here’s an overview of the key clearances—technical clearance, completion clearance, and zoning clearance

PDA

In Goa, the Planning and Development Authority (PDA) plays a crucial role in regulating land use and ensuring that development projects comply with zoning regulations and technical standards. Obtaining zoning and technical clearance certificates from the PDA is essential for any construction or development project.

Forest Licenses and Permission

In Goa, various types of forest licenses and permissions are required for activities involving forest land, resources, and wildlife. These licenses and permissions are governed by the Forest Department of Goa in accordance with national and state forestry laws and regulations.

  • Tree Felling Permission:
    • Purpose: To obtain permission for cutting or felling trees on private or public land.
    • Required Documentation: Proof of ownership, reason for felling, and details of the trees to be felled.
  • Non-Forest Use of Forest Land (Forest Clearance):
    • Purpose: To obtain clearance for using forest land for non-forest purposes, such as industrial projects, infrastructure development, or mining.
    • Required Documentation: Detailed project report, environmental impact assessment, and land records.
  • Wildlife Clearance :
    • Purpose: To obtain permission for activities that may impact wildlife habitats, such as construction near wildlife sanctuaries or national parks.
    • Required Documentation: Project report, wildlife impact assessment, and mitigation measures.
  • NOC for Eco-Tourism Projects:
    • Purpose: To obtain a No Objection Certificate (NOC) for eco-tourism projects within or near forest areas.
    • Required Documentation: Detailed project report, environmental impact assessment, and compliance with eco-tourism guidelines.
  • Collection of Minor Forest Produce:
    • Purpose: To obtain permission for collecting minor forest produce(MFP) such as bamboo, firewood, medicinal plants, and other non-timber forest products.
    • Required Documentation: Details of the MFP to be collected and the purpose.
  • License for Timber Trade:
    • Purpose: To obtain a license for trading in timber and other forest products.
    • Required Documentation: Business registration details, source of timber, and compliance with forest regulations.
  • NOC for Construction in Forest Areas :
    • Purpose: To obtain a No Objection Certificate (NOC) for construction activities in or near forest areas.
    • Required Documentation: Building plans, environmental impact assessment, and land records.
  • Permission for Research Activities:
    • Purpose: To obtain permission for conducting research activities in forest areas.
    • Required Documentation: Research proposal, objectives, methodology, and impact assessment.

Utility Connections

the Public Works Department (PWD) handles various services related to water supply and infrastructure, including name changes on existing connections, road cutting permits, and new water connections.
The Public Works Department (PWD) handles various services related to water supply and infrastructure, including name changes on existing connections, road cutting permits, and new water connections.

Purpose

To obtain a new water supply connection for a residential, commercial, or industrial property.

Documents Required

  • Proof of Identity: Aadhaar card, voter ID, passport, or any other government-issued ID.
  • Proof of Ownership/Tenancy: Sale deed, lease agreement, or any document proving legal possession of the property.
  • NOC from Property Owner: If applicable, for tenants.
  • Address Proof: Utility bill, ration card, etc.
  • Building Plan Approval: Approved building plan from the local authority.
  • Plumbing Layout: Detailed plumbing layout of the building.

Purpose

To update the name of the registered owner/user on an existing water connection due to reasons like property sale, inheritance, or other legal changes.

Documents Required

  • Proof of Identity: Aadhaar card, voter ID, passport, or any other government-issued ID of the new owner.
  • Proof of Ownership: Sale deed, transfer deed, inheritance certificate, or any document proving legal transfer of property.
  • NOC from Previous Owner: No Objection Certificate from the previous owner if applicable.
  • Address Proof: Utility bill, ration card, etc.

Purpose

To allow digging or cutting of public roads for laying pipelines, cables, or other utilities.

Documents Required

  • Purpose of Road Cutting: Detailed description of the work to be carried out (e.g., laying water pipelines, electrical cables).
  • Project Plan: Map or sketch showing the exact location and extent of the road cutting.
  • NOC: No Objection Certificate from relevant authorities (if applicable).
Obtaining an electricity connection, whether new or temporary, involves a defined process in Goa. The process is overseen by the Electricity Department of Goa.

Purpose

To obtain a new Electricity connection for a residential, commercial, or industrial property.

Documents Required

  • Proof of Identity: Copy of Aadhaar card, voter ID, passport, or any other government-issued ID.
  • Proof of Ownership/Tenancy: Sale deed, lease agreement, or any document proving legal possession of the property.
  • No Objection Certificate (NOC): If applicable, from the property owner (for tenants).
  • Address Proof: Utility bill, ration card, etc.
  • Load Requirement Details: Specify the load requirement (in kW) for the connection.
  • Installation Location Sketch: A simple sketch showing the location of the meter installation.

Purpose

To obtain a new Electricity connection for a residential, commercial, or industrial property.

Documents Required

  • Proof of Identity: Copy of Aadhaar card, voter ID, passport, or any other government-issued ID.
  • Proof of Event/Activity: Details of the event or activity requiring the temporary connection (e.g., construction, event permit).
  • NOC: If applicable, from the property owner where the temporary connection is needed.
  • Load Requirement Details: Specify the load requirement (in kW) for the temporary connection.
  • Duration of Connection: Mention the period for which the temporary connection is required.
In Goa, water connections are managed by the Public Works Department (PWD). There are different types of water connections available, typically categorized based on the usage and the type of property.

Purpose

To obtain a new Water connection for a residential, commercial, industrial property or temporary connections.

Documents Required

  • Proof of Identity: Copy of Aadhaar card, voter ID, passport, or any other government-issued ID.
  • Proof of Ownership/Tenancy: Sale deed, lease agreement, or any document proving legal possession of the property.
  • No Objection Certificate (NOC): If applicable, from the property owner (for tenants).
  • Address Proof: Utility bill, ration card, etc.
  • Building Plan Approval: Approved building plan from the local authority.
  • Plumbing Layout: Detailed plumbing layout of the building.

Purpose

To obtain a temporary water connection for a residential, commercial, or industrial property.

Documents Required

  • Proof of Identity: Copy of Aadhaar card, voter ID, passport, or any other government-issued ID.
  • Proof of Event/Activity: Details of the event or activity requiring the temporary connection (e.g., construction, event permit).
  • NOC: If applicable, from the property owner where the temporary connection is needed.
  • Duration of Connection: Mention the period for which the temporary connection is required.

Health Department

In Goa, obtaining a No Objection Certificate (NOC) from the Health Department is an important part of the process for construction and occupancy of buildings. These NOCs ensure that the buildings meet health and sanitation standards.

  • Purpose: The NOC for construction ensures that the proposed building plan complies with health and sanitation standards. This is typically required before starting construction.
  • Documents
    • Required Documentation:
      • Building Plans: Detailed architectural drawings and layout plans.
      • Sanitation Plan: Details of the proposed sanitation facilities, including water supply and sewage disposal systems.
      • Ownership Proof: Documents proving ownership or legal possession of the land.
      • Other Approvals: Copies of other relevant approvals such as those from the Town and Country Planning Department.

  • Purpose: The NOC for occupancy certifies that the completed building is fit for habitation and complies with all health and sanitation standards. This is required before the building can be occupied.
  • Documents
    • Required Documentation:
      • Completion Certificate: Issued by the local authority, confirming that the building construction is complete.
      • Sanitation Facilities: : Details and evidence of the installed sanitation facilities, including water supply and sewage disposal systems.
      • Previous Approvals: Copies of all previous NOCs and approvals, including the NOC for construction.
      • Ownership Proof: Documents proving ownership or legal possession of the building.

Panchayat

In Goa, several important documents and approvals are required for construction and property development projects. Here’s an overview of key documents like the construction license, occupancy certificate, Manual I & IV, Form IX,

  • Purpose: A construction license is required to legally start any building construction. It ensures that the construction meets local regulations and standards.
  • Documents:
    • Required Documentation:
      • Ownership proof (sale deed, title deed).
      • Approved site and building plans.
      • No Objection Certificates (NOCs) from relevant authorities (Fire Department, Pollution Control Board, etc.).
      • Land use certificate from the TCP Department.
      • Zoning clearance from the PDA.

  • Purpose: An occupancy certificate is issued after the construction is completed, confirming that the building is safe and complies with all regulations.
  • Document:
    • Required Documentation:
      • Construction license.
      • Completion certificate.
      • As-built drawings.
      • o NOCs from relevant authorities (Fire Department, Pollution Control Board, etc.).

  • Purpose: Manual I & IV are forms used for recording land transactions and ownership details.
  • Process:
    • Manual I:
      • Records the details of the land, including survey number, area, and ownership details.
      • Used during property transactions to update ownership records.
    • Manual IV:
      • Details changes in land use and ownership.
      • Used for maintaining up-to-date land records.

  • Purpose: Form IX and X are used for registering and updating property details in the land records.
  • Process:
    • Form IX:
      • Contains details of the property, such as survey number, area, and current owner.
      • Required for property transactions and obtaining other permissions.
    • Form X:
      • Used to update changes in property details, such as ownership, land use, etc.
      • Submit the filled forms to the local Revenue Department or the Mamlatdar’s office.

CRZ Permissions

In Goa, CRZ (Coastal Regulation Zone) permissions are regulated under the Coastal Regulation Zone Notification, 2019, which governs activities along the coastline to protect and conserve coastal ecosystems and communities. The permissions required depend on the specific activities planned within different zones categorized under CRZ.

  • CRZ Clearance for Construction Activities: Purpose Permission required for new construction, reconstruction, or expansion of buildings or infrastructure within CRZ areas.
  • CRZ Clearance for Tourism Projects : Purpose Approval for tourism-related projects such as hotels, resorts, beach shacks, and other recreational facilities within CRZ areas.
  • CRZ Clearance for Coastal Roads and Infrastructure : Purpose Permission for the construction, widening, or maintenance of coastal roads, bridges, jetties, and other infrastructure projects.
  • CRZ Clearance for Industrial Projects : Purpose Permission for establishing industries, ports, harbors, and related infrastructure in CRZ areas.
  • CRZ Clearance for Coastal Zone Management Plans (CZMPs) : Purpose Approval for CZMPs, which outline management strategies and zoning regulations for sustainable development and conservation within CRZ areas.

  • Environmental Conservation: Protects sensitive coastal ecosystems, biodiversity, and natural habitats.
  • Community Welfare: Safeguards livelihoods of coastal communities dependent on marine resources.
  • Legal Compliance: Ensures adherence to national and international environmental regulations and commitments.

RERA Permissions

RERA (Real Estate Regulatory Authority) permissions typically refer to the approvals and registrations required under the Real Estate (Regulation and Development) Act, 2016. This act aims to regulate the real estate sector and protect the interests of homebuyers. In India, including in Goa, RERA permissions encompass various approvals and registrations that developers and promoters must obtain before advertising, selling, or executing a real estate project.

  • Registration of Real Estate Projects:
    • Purpose: Mandatory registration of all real estate projects with RERA before advertising, marketing, or selling any plots, apartments, or buildings.
  • Extension of Project Registration :
    • Purpose: Extension of the timeline for project completion beyond the initial registration period.
  • Real Estate Agent Registration
    • Purpose: Registration of real estate agents who facilitate the sale or purchase of properties.
  • Disclosure of Project Details
    • Purpose: Mandatory disclosure of all relevant information about the project on the RERA website.
  • Quarterly Updates
    • Purpose: Regular updates on the progress of the project to ensure transparency.
  • Escrow Account
    • Purpose: Maintain 70% of the funds received from buyers in a separate bank account (escrow) to ensure timely completion of the project.
  • Permission for Alterations
    • Purpose: Approval for any alterations or changes in the layout plan or specifications after obtaining initial registration.
  • Completion Certificate
    • Purpose: Certificate issued after the project is completed as per approved plans and complies with all regulatory norms.
  • Occupancy Certificate
    • Purpose: Issued by the local authority after confirming that the building is safe for occupation.

  • Consumer Protection:
    Ensures transparency and safeguards the interests of homebuyers.
  • Project Accountability:
    Holds developers accountable for project timelines, quality, and financial management.
  • Legal Compliance:
    Developers must comply with RERA regulations to avoid penalties and legal implications.

Airbnb Licenses

Operating an Airbnb or any short-term rental (STR) property typically requires various licenses and permits, which can vary based on the location and specific regulations of the area. While there may not be specific “Airbnb licenses,” per se, various licenses and permits are generally required to legally operate a short-term rental.

  • Business License
    • Purpose: Allows you to legally operate a business in your city or municipality.
  • Short-Term Rental Permit
    • Purpose: Specifically allows you to operate a short-term rental property.
  • Zoning Permit
    • Purpose: Ensures that your property is zoned for short-term rental use.
  • Occupancy Permit
    • Purpose: Certifies that the property meets safety and building codes.
  • Fire Department Permit
    • Purpose: Ensures the property meets fire safety regulations.
  • Health Department Permit
    • Purpose: Required if you provide food or beverages to guests.
  • Transient Occupancy Tax (TOT) Certificate
    • Purpose: Allows the collection and remittance of local occupancy taxes from guests.
  • Homeowners Association (HOA) Approval
    • Purpose: Required if your property is in a community governed by an HOA.

Sub Registrar

In the context of real estate transactions in Goa, as in other parts of India, a sale deed and a nil encumbrance certificate (NEC) are critical legal documents.

A sale deed is a legal document that serves as evidence of the transfer of ownership of property from the seller to the buyer. It is the most important document in a property transaction as it establishes the buyer’s ownership.

A nil encumbrance certificate is a legal document that certifies that a property is free from any encumbrances or legal liabilities, such as mortgages, liens, or loans. It is essential for buyers to ensure that the property they are purchasing is not subject to any outstanding dues or legal issues.

Municipal Licenses

In Goa, operating various types of businesses, including those related to hospitality, retail, and other commercial activities, requires obtaining specific licenses from the local municipal bodies. The types of municipal licenses you may need can vary depending on the nature of the business and the specific requirements of the local municipality.

  • Trade License
    • Purpose: Required for operating any commercial activity within the municipal limits.
  • Health Trade License
    • Purpose: Required for businesses involved in food handling, such as restaurants, cafes, and food stalls.
  • Signage License
    • Purpose: Required for putting up any signboards or advertisements on business premises.
  • NOC from Fire Department
    • Purpose: Required for businesses that need to ensure fire safety compliance, such as hotels, restaurants, and large commercial establishments.
  • Sanitary License
    • Purpose: Required for businesses involved in activities affecting public hygiene, such as laundries, salons, and spas.
  • NOC from Pollution Control Board
    • Purpose: Required for businesses that may have environmental impacts, such as manufacturing units and workshops.
  • Hawker’s License
    • Purpose: Required for street vendors and hawkers operating within municipal limits.