Property legal, documentation & government liaisoning — Bengaluru
+91 91875 98642WhatsAppinfo@marvelconsultants.co.in
Marvel Consultants

For real estate & developers

BBMP approvals, project compliance and government liaison for developers

Approvals, Khata for every unit, tax assessment, documentation and the office follow-up that keeps a project moving — proven at 350- and 590-unit scale. We work as the documentation partner alongside your architect, advocate and site team.

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BBMP approvals, project compliance and government liaison for developers

Capabilities

What we handle across a project

BBMP & BDA plan approval

Building plan sanction, plan alteration, layout approval and the eligibility check that comes before drawings — for residential, commercial and mixed projects.

Open

Project compliance & government liaison

Commencement to completion: NOCs, utilities approvals, BBMP correspondence, inspections and the follow-up that closes files.

Open

Property documentation for projects

Title chain, EC, conversion orders, Khata and tax records for the land parcel — organised, verified and ready for lenders, buyers and authorities.

Open

Khata & e-Khata for projects

Parent Khata, bifurcation into units and e-Khata creation for every flat or site so that buyers can register without delay.

Open

Property tax assessment

First assessment of new construction, corrections of usage/area and arrears settlement before handover.

Open

B Khata to A Khata for sites

Conversion for eligible sites in layouts, including the documentation for revenue-land origins.

Open

Typical scenarios

Where developers bring us in

Before buying land

Title, EC, RTC/conversion, Khata and tax verification on the parcel; identifying encumbrances and boundary/measurement gaps before the agreement.

Before the plan is drawn

Eligibility — zoning, road width, Khata status, layout approval — so the architect draws what can actually be sanctioned.

During construction

Correspondence with BBMP on inspections and notices, utility approvals, and keeping the file complete.

At handover

Khata bifurcation and e-Khata for each unit, property tax assessment, and the document set every buyer's bank will ask for.

Inherited or partitioned land

Legal-heir and partition documentation, mutation and Khata for the developable parcel.

A stalled file

An approval or Khata that has been pending for months. We find where it is stuck and what the office actually needs to close it.

  1. Scope

    A written scope per stage — what we file, what the architect/advocate files, and what the developer provides.

  2. Document the land

    Verified title chain and records before anything is submitted.

  3. File & follow

    Applications filed with complete annexures; regular office follow-up; you get a status note, not a shrug.

  4. Close & hand over

    Sanctioned plans, Khata and tax records organised for sales, lenders and buyers.

Case studies

Project-scale execution, on the record

Client names anonymised; published with the developer's knowledge. Turnaround figures are completed-project results for Marvel-coordinated work; authority processing remains with the authority.

Anonymised · with knowledge

350-unit residential project — end-to-end e-Khata

A leading residential developer required land e-Khata, Khata bifurcation and separate e-Khata records for all 350 units of a completed project. We reviewed the land and project documents, coordinated the land e-Khata, completed the bifurcation and managed each unit's individual e-Khata application. Delivered within a 45-day turnaround, giving the developer organised, updated municipal records for every unit.

Anonymised · with knowledge

590-unit development — approvals to unit records

A large residential development needed support across Building Plan Approval, Completion Certificate, Occupancy Certificate, Panchayat e-Khata, Khata bifurcation and individual e-Khata for all 590 units. We coordinated every stage end-to-end and completed the assignment within a 45-day turnaround — structured, unit-wise documentation that supported a smoother handover and future transactions.

Since 2014working daily with BBMP, BDA and Sub-Registrar offices
940+ unitsdocumented across the two projects above alone
All BBMP zonesand panchayat offices, with a 14-member team
Sobha · Pashminaamong developer teams we have supported

Developer FAQs

Do you replace our architect or advocate?

No. The architect prepares drawings and the advocate gives the title opinion. We handle the government-facing process — eligibility, documentation, filing, liaison and follow-up — and coordinate with both.

Can you get Khata for a project where the parent Khata is B Khata?

Sometimes. It depends on the layout's approval status, conversion and compliance. We assess eligibility for A Khata conversion first; if it is not eligible, we tell you plainly and explain what the B Khata means for buyers.

How do you charge for project work?

A scoped fee per stage or per unit (for Khata/e-Khata work), agreed in writing. Government fees, betterment charges and statutory levies are separate and paid to the authority.

Can you guarantee the approval or the timeline?

No, and you should be wary of anyone who does. Approvals rest with BBMP, BDA, the Sub-Registrar or the concerned authority. What we control is a complete, correct application, follow-up with the office, and honest communication about where it stands.

We reply on the same working day. No documents are needed to start.

Planning a project, or stuck on one?

Tell us the site and the stage. We will say what is needed and what is realistic.

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