Most property problems in Bengaluru are bought, not created. A site with a B Khata, a flat whose parent Khata was never bifurcated, a seller whose name does not match the tax record, an Encumbrance Certificate with a gap year — each of these is cheap to find before the agreement and expensive to fix after registration.
This journey covers the checks we run for buyers, what to ask the seller for, and what has to happen after registration so the property is genuinely yours in the government record, not just in the deed.
Does this sound like you?
You have shortlisted a flat or site and the seller is pushing for a token advance
Verify first. A token paid before the documents are checked is the most common way buyers lose leverage.
The seller says "A Khata is in process" or "e-Khata will be done after sale"
These are not small details. Without e-Khata the registration may not go through; without A Khata your loan and plan approval may not.
Your bank has asked for documents you have never heard of
Mother deed, EC for 15–30 years, conversion order, sanctioned plan, occupancy certificate, Khata extract — we assemble and explain the set.
You are buying from a builder or in a new layout
Layout approval, parent Khata, bifurcation status and whether the unit can get its own e-Khata are the questions that matter.
You are buying inherited or family property
Legal-heir documents, partition or release deeds, and whether every heir is signing — or has a claim.
You already registered and now something does not match
Go to the resolve journey; most post-purchase problems have a defined correction route.
What usually needs to be done
Document verification
We examine the title chain (mother deed to current owner), the Encumbrance Certificate for the full period, Khata certificate and extract, tax-paid receipts, and — for constructed property — the sanctioned plan and occupancy certificate. You get a written note of what is clean, what is missing and what is a risk.
Official record checks
Khata status (A or B), e-Khata existence and details on BBMP's e-Aasthi system, tax arrears, layout approval and, for converted land, the conversion order. Records are checked at source, not taken from the seller's file.
Agreement and registration support
The document set for the sub-registrar office, stamp duty and registration fee calculation on guidance value, and coordination on the day of registration.
After registration: Khata transfer and tax
The sale deed alone does not update BBMP's record. We file the Khata transfer (mutation) and update the property-tax account so notices and receipts come in your name. See Khata transfer.
Documents to gather
- Copies of the seller's sale deed and all prior title deeds (the "chain")
- Encumbrance Certificate — we advise the period (typically 15–30 years)
- Khata certificate and Khata extract; e-Khata printout from e-Aasthi if available
- Latest property-tax-paid receipt and tax account details
- For flats: sanctioned plan, occupancy certificate, parent Khata and bifurcation status
- For sites: layout approval, conversion order (if revenue land), survey sketch
- Seller identity proof and, where relevant, legal-heir or partition documents
We will tell you within a working day whether the set is complete, what is missing, and whether anything in it should stop you.
Services in this journey
Property document verification
Title chain, EC, Khata, tax and approvals reviewed with a written risk note.
OpenKhata transfer after purchase
Mutation into your name at the BBMP ward office, with tax account update.
OpenB Khata to A Khata (if eligible)
For sites and houses whose Khata status is holding back a loan or plan approval.
OpenFrequently asked questions
How many years of Encumbrance Certificate should I check when buying in Bengaluru?
At least 15 years is the common bank requirement; for older properties or where the title chain has several transfers, we recommend 30 years so every transaction in the chain appears on the EC. EC is obtained from the sub-registrar office online through Kaveri or in person.
Is it safe to buy a B Khata property?
It can be, at the right price and with eyes open: loans are harder, building plan sanction is generally not available, and resale is slower. Some B Khata properties are eligible for conversion to A Khata; we check eligibility before you decide, so the price reflects the reality.
Can registration happen without e-Khata?
Within BBMP limits the sub-registrar now requires the e-Khata (e-Aasthi) reference for the property. If the seller does not have one, it should be created before the sale date — this is a seller-side task that buyers should insist on.
What does document verification cost?
A fixed fee agreed after we see the size of the document set; it is a small fraction of stamp duty. Government fees for EC and certified copies are separate.