Vassoka Clear
Send us a parcel. We will tell you what is wrong with it.
Independent diligence on any parcel on the Konkan coast or in Goa — whether you found it through us, a broker, or a friend of a friend. You get the same four-check Land Dossier our own parcels carry, with a verdict on each check.
What we actually check
Four questions, each answered once, each from the record rather than from the seller.
Standing
May you buy this?
Section 63 and your agriculturist status. The FEMA bar if you are an NRI or OCI. Ceiling limits. The Collector-permission route, if one is needed, and how long it really takes.
Ownership
May they sell it?
7/12, ferfar chain, Form 8-A, mutation history, root of title, encumbrance and a thirty-year search. Undivided shares and co-holders. Whether the right of way is on the record or only on the ground.
Ground
What is it?
Deed extent against the record, with potkharaba separated out because it changes the real rate. Water by month, the road in the monsoon, canopy, aspect, and what it costs to hold for a year. Walked, not inferred.
Permission
What may you do with it?
Zone certificate. CRZ category and the no-development distance, cited to the approved CZMP sheet. NA status or the conversion route. The DP/RP earmark, and what may lawfully be built inside the setback.
Access — the most common practical deal-killer — is pulled out onto the dossier cover from both Ownership and Ground, so it cannot get lost between them.
On a Goa parcel the four questions stay the same and the papers change: Form I & XIV in place of the 7/12, the deed chain back into the Portuguese-era registers (inscription, description, matriz, auto de marcação, the surveyor’s register), each heir’s share under the Portuguese Civil Code, whether a conversion sanad exists, the zone under the Regional Plan, and CRZ where coastal. Comunidade, tenancy and Mundkar claims are read parcel by parcel. As read 25 Sep 2026.
How it reads when something is wrong
A dossier that only says good things is marketing. Every check carries a verdict, and "not established" is never dressed up as "clear".
What a blocked verdict looks like
A recent parcel came to us with possession already delivered. The deed traced ownership to a mutation the revenue record has never heard of; one purchaser had no proof of the status the whole transfer depended on; and the share had never been sub-divided, so nothing could lawfully be built on it. Verdict: blocked as structured. The buyer still had ten days to decide. Details withheld — Clear reports are confidential to the client and we do not publish them.
What it costs, and how long
Priced per parcel at one stated figure, not a range, and credited in full against a Vassoka purchase if the parcel turns out to be one of ours or you buy one of ours instead.
The figure
For the fee, message Arya on WhatsApp. It is quoted in writing, for your parcel, before you agree to anything.
Most parcels come back inside two weeks. The record offices set the pace, not us, and a parcel that needs a field visit in the monsoon can take longer — we will say so up front.
Goa paperwork, done for you
When a Goa read finds something the parcel still needs, we can get it done. We take the file to the right office and see it through, with an independent advocate on title. For parcels you buy from us, and for any parcel you already hold.
Title
With your advocate
Search, title opinion and the deed, by an independent advocate. Inventory and succession where an heir is missing from the chain.
Revenue
Mamlatdar · Collector
Mutation and Form I & XIV corrections, partition, and the conversion sanad under Section 32.
Planning
Town and Country Planning
Zoning certificate and technical clearance for what you mean to build.
Panchayat and departments
Licences and NOCs
Construction licence and occupancy from the village panchayat, and the NOCs and licences a project needs: forest, coastal zone where it applies, water, power, road access.
Every application, receipt and order goes into your file, dated. For fees, message Arya on WhatsApp. We do not promise a date a department has not given, and we do not pay anyone to move a file.