Documents and approvals: Bengaluru buyer questions
Short answer
This page answers 9 common Bengaluru buying questions on "Documents and approvals". Each answer was checked against official sources, which are listed under it. Rates, fees and time limits change, so the answers point you to the current rule instead of quoting a figure. This is general information, not legal, tax or investment advice.
What documents should I check before booking a flat in Bangalore?
Ask for the RERA registration, the title documents and chain of ownership, the sanctioned plan and commencement certificate, the khata documents, an encumbrance certificate and the draft agreement for sale with a written cost sheet. For a ready flat, add the occupancy certificate. Have a property lawyer read the set before you pay more than a small token. Where each document comes from, such as the local civic body for khata and the registration department's Kaveri service for the encumbrance certificate, is explained in our guide.
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What is the difference between A khata and B khata in Bangalore?
A khata is a civic record, generally treated as a tax record. Bengaluru records commonly refer to A and B khata, and the official civic conversion page uses both terms, which shows the two categories exist. We have not found an official definition, but they are commonly explained as relating to approvals and layout status. Lenders and buyers often treat the categories differently, and the rules have been changing. Confirm the category on the khata document and ask the local civic body, your bank and your lawyer how it applies.
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What is e-khata and do I need one to buy or register a property?
E-khata is a digital khata record. The site of the Greater Bengaluru Authority links an e-khata help desk, and the Kaveri registration service appears to ask whether you have an e-khata and the reason if you do not. We could not confirm from an official page whether it is required for every registration, and the civic structure in Bengaluru has changed, so the rule needs a current check. Ask the seller for the latest khata document, confirm with the Sub-Registrar office, and check the civic portal for the current procedure.
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Can a B khata property be converted to A khata?
The city corporations run an official online page for B khata to A khata conversion, so a route exists for some properties. Eligibility, fees and dates on that page have changed over time and can change again, and we do not state them. Do not buy on a promise that the seller will convert it later. Check the current rule on the official page, ask how long it takes, and ask whether your lender will fund the purchase before any conversion. A lawyer should confirm what applies to your property.
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What is an encumbrance certificate and where do I get it in Karnataka?
Kaveri's own help text describes an encumbrance certificate as a record showing registered transactions on a property, such as sales and mortgages. In Karnataka it is applied for through the Department of Stamps and Registration and its Kaveri online service, and the help text says older periods may need an offline application to the Sub-Registrar. Look on Kaveri for the current procedure, period options and fees, since they can change. A lawyer reads the certificate together with the title documents.
Does a khata prove that I own the property?
Not on its own. A khata is a civic record generally treated as a tax record, and ownership is shown by the chain of title documents ending in a registered sale deed. The Act itself asks the promoter to declare legal title to the land, which is separate from a khata. Banks and registration offices ask for the khata, so you need it, but you also need title documents and an encumbrance certificate. Have a lawyer check that the name on the khata matches the seller.
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What is the difference between a commencement certificate and an occupancy certificate?
Under the Act, a commencement certificate is the permit issued by the competent authority to allow the promoter to begin development works as per the sanctioned plan. An occupancy certificate is the certificate issued by the competent authority permitting occupation of a building, as provided under local laws, where civic infrastructure such as water, sanitation and electricity is provided. Ask for the commencement certificate for an under-construction project and the occupancy certificate for a ready one, and have a lawyer read both.
Is an occupancy certificate mandatory in Bangalore?
The Act defines the occupancy certificate as the certificate that permits occupation of a building as provided under local laws, so when one is required, and any exceptions or penalties, sit in building rules and civic regulations that can change. We did not find an official page that settles this for every case, so check the current rule with the local civic body that governs the address, or with a lawyer. For a ready flat, ask for the occupancy certificate and the plan it was issued against.
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What is UDS or undivided share in a flat purchase?
UDS is the undivided share of the land under the building that goes with your flat. The Act's own wording is about the promoter passing the undivided proportionate title in the common areas to the association of buyers or the competent authority, and the registered conveyance deed is the document that carries the transfer. The agreement and sale deed should state your share. Ask your lawyer to check that the UDS in the papers matches the land documents and the sanctioned plan.