A sale in Bengaluru fails or stalls for boring reasons: the Khata is still in a previous owner's name, the property has no e-Khata, tax has arrears or the wrong built-up area, the EC shows an old loan that was never released. Buyers' banks find these in days; sellers discover them after the token is paid.
This journey is the seller's checklist — what a buyer and their bank will ask for, and what you can fix before you list the property.
Does this sound like you?
You inherited or were gifted the property and never transferred the Khata
Buyers will require the Khata and tax record in your name. This is a Khata transfer with legal-heir or gift documentation first.
The property has only a paper Khata or none on e-Aasthi
e-Khata is needed for registration in BBMP limits. Create or correct it before listing.
There is an old home loan on the EC
A release/discharge deed must be registered; otherwise the EC keeps showing the charge and the buyer's bank will refuse.
The built-up area or usage in the tax record is wrong
Correct the property-tax assessment first; buyers' banks compare it with the sanctioned plan.
You are selling a B Khata site
Check conversion eligibility — an A Khata often moves the price more than the conversion costs.
You are an NRI seller
Power of attorney, TDS on the sale and remote execution — see the NRI journey.
What usually needs to be done
Seller-side document audit
We review your title chain, EC, Khata, e-Khata and tax record as a buyer's bank would, and list the gaps.
Fix the record
Khata transfer into your name, e-Khata creation or correction, property-tax correction and arrears clearance, release deed for closed loans, certified copies of missing deeds.
Assemble the sale file
A complete set — deeds, EC, Khata extract, e-Khata, tax receipts, sanctioned plan/OC where applicable — so the buyer has no reason to renegotiate.
Registration day
Stamp duty and registration fee on guidance value, sub-registrar coordination, and the post-sale hand-over note for the buyer's Khata transfer.
Documents to gather
- Your sale deed / gift deed / partition deed / inheritance documents
- Prior title deeds (mother deed and chain)
- Khata certificate and extract; e-Khata details
- Property-tax-paid receipts for recent years
- Encumbrance Certificate for the period you have owned it (and earlier)
- Loan closure letter and release deed, if a loan was taken
- Sanctioned plan and occupancy certificate for constructed property
- Identity proof; power of attorney if you are not signing in person
Send us what you have. We will tell you what a buyer's bank will object to and how long each fix takes — before the buyer finds it.
Services in this journey
Property tax correction & arrears
Fix area, usage and arrears so the tax record matches the property.
OpenFrequently asked questions
How long before listing should I start fixing the documents?
Two to three months is comfortable for Khata transfer and e-Khata; longer if a B Khata conversion or a legal-heir process is involved. Simple corrections take weeks. Start when you decide to sell, not when you find a buyer.
Do I need e-Khata to sell if the buyer is paying cash?
Yes — e-Khata is tied to registration at the sub-registrar office, not to the buyer's financing. Registration within BBMP limits needs it either way.
The Khata is in my late parent's name. Can I sell?
You need the Khata transferred to the legal heirs (all of them, or with the others' release) before a clean sale. We handle the documentation and the ward-office application; a family settlement or release deed may need registration first.