Verification is not a legal opinion on title — an advocate gives that — and it is not a bank valuation. It is a documentary and record check: does the chain of deeds hold together, does the Encumbrance Certificate show what it should, is the Khata A or B, does BBMP's e-Aasthi record match the deed, is tax paid and correctly assessed, and is the building sanctioned. We check at source and report in writing.
Who this is for
- Buyers before paying a token or signing an agreement
- Sellers who want to know what a buyer's bank will find
- NRIs auditing property held from abroad
- Owners with an unexplained problem — a rejected application, a refused loan
- Developers evaluating a land parcel (see project documentation)
What Marvel does
- Title chain review: mother deed to the current deed, with each transfer accounted for
- Encumbrance Certificate: obtain (via Kaveri online services) or review, for the period appropriate to the property, and flag charges, gaps and mismatches
- Khata and e-Khata: A or B status, names, dimensions and property number on BBMP's record versus the deed
- Property tax: assessment details, arrears, and whether the built-up area and use match reality
- Approvals: layout approval, conversion order for former agricultural land, sanctioned plan and occupancy certificate for buildings
- Certified copies from the sub-registrar office where originals are missing
- A written verification note listing findings, risks and the corrections required — in plain language
Documents and information usually required
- Whatever the seller or your file contains: deeds, Khata, tax receipts, EC, plans, OC
- Property identification details (property number, ward, survey number for sites)
- For revenue-land origins: RTC/Pahani, conversion order, layout approval
Step-by-step process
Scope
You tell us the purpose — purchase, sale, loan, audit. We define the checks and the EC period.
Collect
Documents from you or the seller; official records and certified copies from the offices.
Verify
Cross-check every name, number and measurement across deeds, EC, Khata, e-Khata and tax.
Report
A written note: what is clean, what is missing, what is a risk, and what would fix each item.
Timeline and fees
A typical residential verification is completed within days of receiving the documents; obtaining EC or certified copies from the sub-registrar adds time that depends on the office. Fixed fee quoted on scope; government fees for EC and copies are separate.
Send us the situation in a couple of lines. We will tell you what applies — and if it is something you can do yourself.
Common problems we see
- EC that does not cover the full chain, or shows an unreleased loan
- Seller's name differing across deed, Khata and Aadhaar
- B Khata described as "A Khata in process"
- Flats without bifurcated Khata or e-Khata
- Built-up area in tax record far below the actual building — a future demand with penalty
- Sites in layouts without approval, or on land without a conversion order
Why Marvel Consultants
- We check the government record, not the seller's folder
- Every finding comes with what it would take to fix — so you can negotiate price or walk away with facts
- We refer you to an advocate when a title opinion, not a record check, is what you need
Frequently asked questions
Is document verification the same as a legal opinion?
No. A legal opinion on title is given by an advocate and covers ownership and enforceability. Our verification covers the documentary chain and the government records — Khata, e-Khata, tax, approvals, EC — which is what BBMP, the sub-registrar and most banks act on. For a purchase we recommend both; we coordinate with your advocate.
How is an Encumbrance Certificate obtained in Bengaluru?
From the jurisdictional sub-registrar office, online through the Kaveri Online Services portal or in person, for the property and period you specify. The EC lists registered transactions affecting the property — sales, mortgages, releases — in that period.
What does "clear title" mean in a verification note?
That the chain of registered deeds leads without gaps to the seller, the EC shows no unreleased charges for the period checked, and the records we checked are consistent with the deeds. It is a documentary conclusion, not a guarantee against unregistered claims — which is why a legal opinion complements it.
Do I need to visit your office to start?
No. Most matters start with a call or WhatsApp and photographs of your documents. We meet at our Yeshwanthpur office or at the property when a physical inspection, signature or original document is needed.
How are your fees structured?
A fixed professional fee agreed before work starts, quoted after a free first assessment of your documents. Government fees, stamp duty and statutory charges are separate and paid to the authority. We do not quote a headline price for complex matters because the work depends on what the records show.