Between sanction and handover a project touches many desks: BBMP zonal engineers and revenue officers, BDA, BWSSB and BESCOM, the fire department and others depending on the building, the sub-registrar for every sale, and the property-tax office for assessment. Each has its own documents, inspections and timelines. Liaison is the discipline of knowing what each will ask, answering before it becomes a notice, and following up until a file actually closes.
Who this is for
- Developers and builders with projects under construction or at handover
- Real-estate businesses managing multiple sites
- Landowners in joint-development agreements who need visibility on compliance
- Project teams facing a notice, an inspection or a stalled approval
What Marvel does
- Compliance map for the project: every approval, NOC, connection and registration by stage, with owner and due date
- BBMP and BDA correspondence: replies to notices, inspection coordination, submission of completion documents
- Utility connections and NOCs: BWSSB water and sanitary, BESCOM power, fire NOC and other approvals as applicable
- Khata bifurcation and e-Khata for every unit so buyers can register without delay; parent Khata regularisation where needed
- Property tax: first assessment of the building and unit-wise records at handover
- Buyer-document set: what each purchaser and their lender will ask for, prepared once
- Status reporting to the developer: a monthly note of what is filed, pending and at risk
Documents and information usually required
- Sanctioned plan and permit; commencement certificate
- Title and Khata records of the land
- Existing approvals, NOCs and correspondence
- Unit schedule and sale status for Khata/e-Khata work
Step-by-step process
Map
Compliance schedule for the project, agreed with your team.
Run
Applications, correspondence, inspections and follow-up as the project progresses.
Handover
Units with Khata and e-Khata, tax assessed, documents packaged for buyers and lenders.
Close
File closed with the authority; records handed over to the association or owners.
Timeline and fees
Engagements are scoped per project stage or as a retainer through construction; per-unit fees apply to Khata/e-Khata work. Statutory fees and charges are paid to the authorities.
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
- Parent Khata never bifurcated, so buyers cannot get e-Khata and registrations stall
- Completion documents submitted late, delaying the OC and tax assessment
- Utility applications made without the sanction conditions being met
- Notices from BBMP answered informally, leaving no record
Why Marvel Consultants
- We work on both sides — for developers on approvals and for buyers fixing what projects left undone — so we know what handover should look like
- Relationships with the offices that matter, used for follow-up, not shortcuts
- A single accountable team from sanction to the last registration
Frequently asked questions
What is Khata bifurcation for a project?
Dividing the parent Khata of the land/building into individual Khatas for each flat or site, so that each unit has its own record for tax and e-Khata. Without it, buyers cannot obtain e-Khata or, increasingly, register.
Can you handle liaison for a project outside BBMP limits?
Yes, for BDA, BMRDA and BIAPPA jurisdictions and the relevant panchayat/municipal bodies around Bengaluru; the authorities and documents differ, and we scope accordingly.
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 GST department. What we control is a complete, correct application, follow-up with the office, and honest communication about where it stands.
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.