March28
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Khata, EC and Title Deeds: What to Check Before Buying in Bangalore
1. Khata — who the municipal record says is liable
A Khata is the municipal record identifying who pays property tax on a holding. In Bangalore it comes in two forms, and the difference matters far more than most first-time buyers expect. An A Khata property is compliant with BBMP layout and building rules. A B Khata property is on the register but carries a deviation — an unapproved layout, an unauthorised floor, or converted land without the right clearances.
The practical consequence is financing. Most banks lend readily against A Khata property and are considerably more cautious with B Khata, which also narrows your pool of future buyers. If you are shown a B Khata, ask precisely which deviation caused it and whether it can be regularised before you commit any money.
Verify the paperwork before you fall in love with the property. A clean title is worth more than a good view.
Sathish Sundar, Founder, Nilam Real Estate
2. Encumbrance Certificate — checking for loans and disputes
- Pull the Encumbrance Certificate for at least the last 15 years.
- Check that every transfer in that period appears, with no unexplained gaps.
- Look for any subsisting mortgage or bank lien against the property.
- Confirm no court attachment or pending litigation is noted.
- Match the survey number and extent on the EC to the sale deed exactly.
- Verify the seller's name is consistent across EC, Khata and deed.
- Take the EC afresh close to registration, not months in advance.
- Design 3 different logos.
- Create low-fidelity wireframe.
- Downloadable exercise files.
3. The title chain: sale deed, mother deed and conversion order
- An Encumbrance Certificate covering at least the last 15 years, obtained through the Kaveri Online Services portal.
- The mother deed and the unbroken chain of sale deeds establishing how ownership reached the current seller.
- The latest paid property tax receipt, and for converted land, the DC conversion order.
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Sathish Sundar
Sathish Sundar founded Nilam Real Estate to give buyers and sellers a straighter route to each other. He writes about property documentation, approvals and local market conditions for buyers new to Bangalore.