How can you have all the licences in place when you need to submit a building plan first.
Just a note of caution when buying beach front land, in the area i work the rules change like the weather in England,
I will give you an example, an Italian guy bought a plot of land bordering the sea, the plot was 60m along the sea and 100m deep, the land cost a fair bit of money, he had a certificate saying he could build up to 40% on the land but the first 30m from the high tide inland he could not build anything, i think that is the case along all the coast in Brazil, it belongs to the Navy, after he bought this land and even though he had a certificate saying what % he could build, they changed the law, and now you cannot build up to 100m from high tide,
the trouble is what ever certificate he had before is void so in other words the land he has bought is worthless.
I could give you lots of other examples how people have lost money, Perhaps if anyone is buying land you should get written in a contract, if for any reason permission to build is not granted you will get your money back, Just a few thoughts as i have seen this with my own eyes, another example of new rules is, land ,(in the area where i am working) now needs a botanist to check the site if any rare plants etc., he will stop any construction, also another rule came in 6 weeks ago, every building plot needs a deforestation certificate
weather their are trees on the plot or not, more government involvement, and they can overturn any permission given to you from any local councils, it can be a mine field, just be aware.
Cheers
Nigel