To get a khata transfer after a release deed in Bangalore, first make sure the release deed is registered at the Sub-Registrar's office. Then apply for the khata change in your name, with the registered deed, the previous khata, an updated property tax receipt, an encumbrance certificate and your ID proof.
A release deed settles who owns a property share. It does not itself change the civic record. After registration, the khata may still show the old owner or all the co-owners. That can complicate property tax, plan approvals, loans and resale. This guide explains how to update the record and where families commonly get stuck.
In short: the five steps
- Check that a release deed is the right document for your situation.
- Register the release deed at the Sub-Registrar's office.
- Collect the khata documents, including an updated encumbrance certificate.
- Apply for the khata change through the current online khata system.
- Respond to verification queries, pay applicable civic charges and download the updated khata.
Release deed and khata: what each one does
A registered release deed records the transfer or relinquishment of a co-owner's share. The khata is the civic record used for property tax and related municipal services. They do different jobs, so registering a deed does not mean the khata record has already been updated.
If you are new to the process, read our BBMP khata transfer guide and e-Khata guide.
| Document | Common purpose | Important distinction |
|---|---|---|
| Release deed | One existing co-owner releases an undivided share to another existing co-owner. | Check that the recipient is already a co-owner and that the share is described correctly. |
| Gift deed | Property or a share is gifted, generally without payment, to a recipient. | May be appropriate where the recipient is not already a co-owner; get advice on the facts. |
| Partition deed | Joint owners divide their interests into defined shares or portions. | Used when the owners intend to partition rather than simply release a share. |
| Sale deed | Ownership is transferred in a sale transaction. | If money is paid for a share, the real nature of the transaction matters. |
Using the wrong deed can lead to registration and khata problems later. If you are unsure, get the ownership documents reviewed before drafting. See our deed documentation service.
Step 1: Check that a release deed is the right document
A release deed is normally used when one co-owner gives up an undivided share to another person who is already a co-owner. For example, siblings who inherited a house together may agree that some of them release their shares in favour of one sibling.
It may be the wrong document if the recipient is not already a co-owner, if the owners want specific portions of the property, or if the transaction is really a sale. A gift deed, partition deed or sale deed may be appropriate depending on the facts. Do not select a deed only because its name sounds familiar.
Marvel Consultants can review the ownership chain and help prepare or review sale, gift, release and partition deeds before registration.
Step 2: Register the release deed
A release deed dealing with immovable property should be registered at the Sub-Registrar's office. The khata office relies on the registered document; an unregistered paper should not be treated as sufficient proof for a khata change. Applicable stamp duty and registration charges are paid under the current rules.
Before registration, check that all relevant co-owners are named as parties, the released share matches earlier title documents, and names and property details are consistent across the records. Tell your adviser if money is being paid, because it can affect how the transaction is treated.
Check the current process and applicable requirements on the official Kaveri Online Services portal. Rules and portal steps may change. After registration, confirm that the release deed appears in an updated encumbrance certificate.
Step 3: Collect the documents for the khata application
The exact list can differ by property type and case. Use this as a working checklist and confirm the current requirements with the relevant civic authority before applying.
- Registered release deed, original for reference and copies as required.
- Previous khata certificate and khata extract.
- Latest property tax paid receipt and details of any outstanding dues.
- Fresh encumbrance certificate showing the release deed entry.
- Earlier title documents showing how the co-owners acquired the property, such as a sale deed, partition deed, will or legal-heir documents.
- ID and address proof of the person receiving the share, such as Aadhaar and PAN, and a passport-size photograph if requested.
- For an apartment or flat, the Occupancy Certificate and builder documents where applicable.
- Any additional affidavit or indemnity requested by the authority for the particular case.
Keep names and property details consistent. Differences in spelling or survey, site, flat or assessment details between the deed, tax receipt and khata can trigger a query.
Step 4: Check the current khata and tax position
Before applying, confirm whose name appears on the current khata, what type of khata the property has, and whether property tax is pending.
- If the khata is in the name of a living co-owner who released their share, check that the registered deed and ownership record align.
- If the khata is still in a deceased parent's name, the ownership chain may need to be established first. See the special cases below.
- If property tax is unpaid, check how the dues should be cleared before applying. Outstanding dues can delay the application.
- If the property is on B-Khata, review its status and available routes before applying. Read our B-Khata to A-Khata conversion guide.
Our guide to BBMP property tax assessment and payment explains how to check the tax position. For document review, see property document verification.
Step 5: Apply for the khata change
Khata applications in Bengaluru use the current online khata system, with verification by the relevant civic office where required. BBMP has been replaced by the Greater Bengaluru Authority and city corporations, so portal names, office names and routes may change. Confirm the current route on the official portal before starting; do not rely on an old bookmarked form.
- Open the current official online khata portal and sign in using the required registered mobile number or credentials.
- Choose the khata change or transfer service that fits the property and enter details exactly as shown in the registered deed.
- Upload the documents in the format requested by the portal.
- Review the application carefully, submit it and keep the acknowledgement number.
Digital khata records can also be relevant for future building-related applications. For help with the digital record, see our e-Khata services.
Step 6: Respond to queries, pay charges and download the khata
After submission, the application may be checked by an officer. They may raise a query, ask for an additional document or require a site check. Respond to the exact request and keep copies of your replies. Once approved, pay the applicable civic charges and download the new khata certificate and extract. Keep them with your title documents and update relevant tax, loan or utility records as needed.
Timelines depend on document completeness, the relevant civic office and whether verification is required. We do not quote a fixed number of days because the process can change and cases differ.
Special situations to check before applying
The khata is in a deceased parent's name
The authority usually needs to see a clear chain from the original owner to the heirs and then to the person receiving the share under the release deed. The death certificate and legal-heir or succession documents may be needed alongside the release deed. If some heirs have not signed or the earlier inheritance was never recorded, get the chain reviewed before filing.
Several siblings own the property, but only some are releasing
Only the shares actually released move under the deed. Make sure it clearly identifies each releasing party, the person receiving the share and the share involved. The resulting khata may still need to reflect other co-owners.
The property is an apartment or flat
The office may ask for the Occupancy Certificate and builder documents. If the building has no OC, expect additional questions and check the property's position before applying.
A loan or mortgage appears on the encumbrance certificate
If a mortgage remains on record, check with the lender and the relevant adviser whether a registered release of mortgage and an updated record are required before the khata change.
The releasing co-owner lives abroad or cannot attend
A properly prepared power of attorney may be usable in some cases, but it must meet the applicable drafting, execution and registration requirements. Have it checked before relying on it.
Common reasons for delay or rejection
- The release deed is not registered or the encumbrance certificate does not show the entry.
- A required co-owner is missing from the deed.
- The wrong deed was used for the actual relationship or transaction.
- Names, spellings or property details do not match across documents.
- Property tax is pending or the tax receipt does not match the property record.
- The ownership chain is incomplete because an earlier inheritance or transfer was not recorded.
- The property is on B-Khata or an apartment's approval documents need clarification.
- Uploaded files are incomplete, unclear or in the wrong format.
Do not repeatedly submit the same application without addressing the query. Compare the notice with the deed, khata, tax receipt and encumbrance certificate, then correct the specific mismatch.
What it costs: the two separate parts
There are two separate cost heads: stamp duty and registration charges for the release deed, and the civic charge for the khata change. These are set by the authorities and can be revised. We do not print fee figures here; check the current official portals before paying. Do not assume that registering the release deed covers the separate khata process.
Marvel Consultants provides a quote after reviewing the documents. Learn more about our khata transfer service.
How Marvel Consultants can help
Marvel Consultants supports property documentation and khata work in Bengaluru. Depending on the case, we can help you:
- Check whether a release deed is the right document before it is signed.
- Draft or review the deed and prepare records for registration through our deed documentation service.
- Review the ownership chain and records through property document verification.
- Prepare the khata application and follow up on document queries.
Explore our property owner services and property documentation support.
Frequently asked questions
Do I need a khata transfer after a release deed?
Yes, in practice you should. The registered release deed gives you the legal title to the released share. The khata is the civic record used for property tax, plan approval, loans and resale. If the khata still shows the old owner, you will face problems when you need any of these.
Does the release deed have to be registered before the khata transfer?
Yes. A release deed that deals with immovable property should be registered at the Sub-Registrar's office. The khata office relies on the registered deed, and an unregistered release will not be accepted as proof of ownership.
What documents are needed for khata transfer after a release deed?
Usually the registered release deed, the previous khata certificate and extract, the latest property tax receipt, an up-to-date encumbrance certificate, your ID and address proof, a passport photograph, and the earlier title documents that show how the co-owners got the property. The exact list can change by case, so confirm it before applying.
Can I apply for the khata transfer online?
Yes. Khata applications in Bengaluru are made through the online khata system, and some cases still need document verification or a visit to the ward or zonal office. Applications with missing or mismatched documents are the ones that get delayed.
What if the khata is still in the name of a deceased parent?
Then the chain of ownership has to be shown clearly. You will usually need the death certificate and the legal-heir or succession documents, along with the release deed, so that the khata can move from the deceased owner to the heirs and then to the person receiving the share. Have this reviewed before you file.
Do I pay stamp duty again for the khata transfer?
No. Stamp duty and registration charges are paid at the Sub-Registrar's office when the release deed is registered. The khata transfer has its own separate civic charges. Both are set by the authorities and are revised from time to time, so check current figures on the official portals.
Is a release deed the same as a gift deed or a partition deed?
No. A release deed is normally used when one co-owner gives up their undivided share to another existing co-owner. A gift deed is used to give property to someone who is not already a co-owner, without payment. A partition deed divides a jointly owned property into specific parts. Using the wrong deed can cause registration and khata problems later.
Can the khata be transferred if my property is on B-Khata?
It depends on the case. B-Khata properties face limits on the services available, and some approvals are harder to get. A release deed can still record the change in ownership, but you should have your documents reviewed before applying, because the right route may be to resolve the B-Khata position first.