Khata transfer — also called mutation — is BBMP's process for recording a change of ownership in the property register. It is required after every transfer of ownership: sale, gift, inheritance, partition, release or court decree. It is different from registration at the sub-registrar office, which records the transaction; transfer updates who is liable for property tax and who the Khata is issued to.
Who this is for
- Buyers whose Khata and tax receipts are still in the seller's name
- Legal heirs after the death of the recorded owner
- Recipients under a gift deed or a family settlement
- Co-owners dividing a property (bifurcation) or merging sites (amalgamation)
- Owners of flats where the parent Khata was never bifurcated into units
When you need it — common situations
After purchase
Apply as soon as the sale deed is registered; tax and e-Khata follow the Khata.
After a death in the family
Transfer to legal heirs with the death certificate and succession documents; a release deed if some heirs are giving up their share.
Before a sale
Buyers' banks will not proceed if the Khata is in a previous owner's name.
Before a loan or plan sanction
Both require the Khata in the applicant's name.
What Marvel does
- Check the current Khata, e-Khata and tax record against your deed and identify mismatches before filing
- Prepare the application with the correct BBMP form and annexures for your type of transfer
- Compute the transfer fee and arrange the affidavits and indemnities the ward office requires
- File at the ward/zonal office (or online where the service is available), attend for verification and respond to queries
- Follow up to issue of the Khata certificate and extract, then update the property-tax account and e-Khata
- Handle bifurcation or amalgamation where the property is being divided or merged
Documents and information usually required
- Registered sale deed / gift deed / partition deed / release deed / will and probate or succession certificate
- Previous Khata certificate and extract (in the previous owner's name)
- Latest property-tax-paid receipt
- Encumbrance Certificate for the recent period
- Death certificate and legal-heir / family-tree documents for inheritance
- Identity and address proof of the applicant(s); passport-size photographs
- Affidavit / indemnity bond in the prescribed format, where required
Step-by-step process
Record check
We obtain the existing Khata details and tax status and compare them with your deed.
Documentation
Application, annexures, affidavits; corrections identified and fixed first where possible.
Filing and fee
Submission at the jurisdictional BBMP office; transfer fee paid (a percentage of the stamp duty paid on the deed, as prescribed).
Verification
Office scrutiny and, where required, site or document verification; we respond to queries.
Issue
Khata certificate and extract issued in your name; we update the tax account and e-Khata.
Timeline and fees
Straightforward transfers after a sale are typically completed in a few weeks once the file is complete; inheritance and partition cases take longer because of the additional documents. We give a specific estimate after seeing the documents.
BBMP's transfer fee is prescribed as a percentage of the stamp duty paid on the transfer document and is paid to BBMP. Our professional fee is fixed and quoted before we start.
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
- Name spelt differently in the sale deed, tax record and Aadhaar
- Property number or dimensions differing between the deed and the Khata
- Tax arrears in the previous owner's name
- Parent Khata of an apartment never bifurcated, so the flat cannot get its own Khata
- Missing link in the chain — a gift or release deed that was never registered
- Heirs who have not signed a release, or a will that needs probate
Why Marvel Consultants
- We have filed these applications at BBMP ward offices across Bengaluru for over a decade and know what each office asks for
- Mismatches are found and fixed before filing, so the application is not rejected and re-queued
- We handle the related steps — e-Khata and tax account — not only the transfer
- Fixed fee, agreed in advance; BBMP fees paid to BBMP
Frequently asked questions
What is the difference between Khata transfer and Khata registration?
Khata registration creates a Khata for a property that has none (for example a newly formed site or a flat after bifurcation). Khata transfer changes the name on an existing Khata after ownership changes. Both go through BBMP; the documents differ.
Can Khata transfer be done online in Bengaluru?
BBMP has moved parts of the Khata process online through its e-Aasthi / Sakala-linked services, and e-Khata transfer is available for properties already on e-Aasthi. Paper Khata, inheritance and partition cases still involve the ward office. We use whichever route applies to your property.
How much does Khata transfer cost?
BBMP's fee is a prescribed percentage of the stamp duty paid on your deed. Our professional fee depends on the case type — sale, inheritance, bifurcation — and is quoted after we see the documents. There are no hidden "facilitation" charges.
Do I need Khata transfer for a flat?
Yes. Each flat should have its own Khata (bifurcated from the parent Khata of the building) and, within BBMP limits, its own e-Khata. If the builder never bifurcated the parent Khata, that has to be resolved first.
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.