Before you buy: what to check

A villa can win you over in ten minutes: the light on a pool, a view through an arch, the sound of the trees. A good home should still make sense ten years later. Between those two moments sits a set of simple questions about the land, the paperwork, the building and the life you will live in it. This is the list we would want a friend to work through before buying any home on this coast, including one of ours.

Start with the land

No design can make up for land that isn’t right. Before anything else, understand exactly what is being sold and who has the right to sell it.

• Who owns the land, and what is its ownership history?
• Is the title clear, and has a lawyer searched it back over several decades?
• Are there any mortgages, claims or disputes on it?
• Do the survey records match the plot you are being shown, and are the boundaries marked?
• Is the land permitted for residential use?

Goa and Maharashtra keep land records differently. In Goa your lawyer will look at the survey records (Form I & XIV) and the conversion sanad that permits building on the land; in Maharashtra, at the 7/12 extract and the non-agricultural permission. Have your own lawyer review these rather than relying on a summary.

Check the approvals

Ask to see the approved plans and the construction licence, and for a completed home, the completion and occupancy documents. Then ask about RERA. Larger projects must be registered under the Real Estate (Regulation and Development) Act, 2016, and you can look them up on the state RERA portal. Smaller ones, such as those of eight units or fewer across all phases, are exempt. The Vale and Qovaa, with two villas each, fall under this exemption, and we say so on each home’s page. Either way, the rule is the same: ask for the document rather than the reassurance.

Near the water, ask about the coast

Land close to the sea, a river or a creek may fall within the Coastal Regulation Zone, which sets out where and how building is allowed. Homes by the water are among the most beautiful on this coast; make sure the one you choose sits comfortably within the rules.

Know exactly what you are buying

Plans and photographs can make two homes look alike when they are not. Ask for the plot area, the built-up area, the number of bedrooms and bathrooms, and what is private and what is shared. Ask what the price includes: furniture, lighting, landscaping, a pool, parking. Then ask yourself the question that matters most: how much of what I am paying for will improve the way I live?

Visit more than once, and in the rain if you can

A render shows intent; a site visit shows reality. Go in the morning and the late afternoon. Notice the light, the breeze, the neighbours and the road in. If you can, see the land during or just after the monsoon, when you learn how water moves across it. For a home that is still being built, walk the actual site rather than judging from images alone.

Look beneath the finishes

A marble counter makes a strong first impression. Waterproofing, drainage, roofing, plumbing and wiring matter more over the life of a house, especially in a place that receives several metres of rain a year. Ask how the house is protected from the monsoon, how the roof sheds water, and how the pool and wet areas have been built. A good builder will enjoy the question.

Ask how the materials will age

Materials decide how a home feels on the first day and how it looks after the tenth monsoon. Ask what each one is, why it was chosen and how it will be cared for. At Tellado we favour materials that suit the climate and grow better with time: terrazzo and mosaic, timber ceilings, limewash in clay and ochre, hand-planed teak and wrought iron. Durability and beauty are not opposites; on this coast they are the same decision.

Understand the cost of owning it

The purchase price is only the beginning. Factor in stamp duty and registration, then the running costs: property tax, electricity and water, housekeeping, garden and pool care, security, insurance, servicing before each monsoon, and the occasional refresh. Ask for a realistic annual figure, especially if the home will stand empty for part of the year.

Read the agreement as carefully as the brochure

The brochure tells you how a home is presented; the agreement tells you what you are entitled to. Have your own lawyer review the payment schedule and construction milestones, the specifications, the handover date, what happens if anything changes or is delayed, and how defects are handled after you move in. If something matters to you, make sure it is written down.

The checklist

• Land: clear title, no encumbrances, records that match the plot, residential use permitted.
• Approvals: approved plans, construction licence, RERA registration or exemption, coastal position where relevant, occupancy for completed homes.
• The home: areas, inclusions and what is shared, all in writing.
• The site: visited more than once, at different times and ideally in the rain.
• The build: waterproofing, drainage, roofing and services explained.
• Materials: chosen for the climate, with a plan for their care.
• Costs: purchase, taxes and a realistic yearly running cost.
• The agreement: reviewed by your own lawyer before you sign.

Then trust the feeling

Once the paperwork is clear and the questions are answered, the decision can return to where it began: the place, the light and the life you want there. We are always glad to walk you through our homes, and their documents, whenever you are ready.

This guide is general information, not legal, financial or tax advice. Always take independent professional advice before buying property.