Land in and around Bengaluru comes with history: agricultural origins, conversion orders, multiple owners, partitions, layouts approved or not, and Khata under BBMP, BDA, BMRDA, BIAPPA or a panchayat. Before acquisition, before a joint-development agreement, before a lender's due diligence and before sales open, the documents must be complete and consistent. We extract, verify and organise them, and identify the gaps that need a legal or regulatory step.
Who this is for
- Developers evaluating or acquiring land
- Landowners entering joint-development agreements
- Project teams preparing for lender due diligence or RERA-related documentation
- Buyers' groups or associations reconstructing a project's records
What Marvel does
- Document extraction: certified copies of sale deeds (digital and manual), Encumbrance Certificates (digital search report and manual), Khata certificates/extracts, Patta, Passbook, Chitta, agricultural and panchayat records
- Verification: title chain, EC for the appropriate period, RTC/Pahani and mutation records for agricultural origins, conversion orders, layout approval, Khata and tax
- Land and municipal record checks: ownership verification, legal and litigation record searches, municipal and panchayat records
- Organisation: an indexed record set with a summary of gaps and the steps to close them (Khata transfer, conversion, bifurcation, corrections)
- Coordination with your advocate for title opinion and with authorities for corrections
Documents and information usually required
- Whatever exists: deeds, EC, RTC, conversion order, layout plan, Khata, tax receipts
- Survey numbers and village/ward details
- Details of prior owners and transactions where known
Step-by-step process
Scope
Purpose (acquisition, JDA, lender, sales), parcel details, period for EC and records.
Extract & verify
Records from the sub-registrar, revenue and municipal offices; cross-checked for consistency.
Report
Indexed record set and a gap note with recommended actions.
Close gaps
Corrections, transfers and conversions handled or coordinated.
Timeline and fees
Depends on the parcel's history and the offices involved; certified copies and manual EC searches for older periods take longer. Scoped fee; government fees for copies and searches 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 gaps for periods before digitisation
- Conversion order missing or not matching the parcel
- Unrecorded partitions and family arrangements
- Layout approval for part of the land only
- Khata in a deceased owner's name
Why Marvel Consultants
- Document extraction and verification across Bengaluru's offices is core Marvel work — sub-registrar, revenue and municipal
- We report what is missing, not only what is present
- Coordination with advocates and lenders in their language
Frequently asked questions
What is the difference between RTC and Khata?
RTC (Record of Rights, Tenancy and Crops, or Pahani) is the revenue department's record for agricultural land, showing ownership and cultivation. Khata is the municipal (BBMP or other local body) record for a property within a town/city for tax purposes. Land that was agricultural and then converted moves from RTC-based records to Khata after conversion and inclusion in the local body.
Why does a project need a conversion order?
Agricultural land must be converted to non-agricultural use by the Deputy Commissioner before it can be lawfully used for residential or commercial development. Without it, layout approval, plan sanction and A Khata are not available.
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.