Khata transfer after buying property or after a death in the family

A khata transfer (ಖಾತಾ ವರ್ಗಾವಣೆ), also called mutation, changes the name on the city corporation’s property record from the old owner to the new one. In Bengaluru this now happens on the e-khata, through the Greater Bengaluru Authority’s e-Aasthi portal, which is linked to the Kaveri registration system.

There are two common situations. You bought a property and registered the sale deed, and now the e-khata must show your name. Or a parent or spouse has died, and the heirs need the record changed. The first is usually routine. The second needs more papers and more care.

A khata transfer does not make you the owner. Your sale deed, or your right as an heir, does that. But without the transfer you cannot pay tax in your name, get the electricity connection changed, take a loan or sell easily.

After a death, collect the death certificate and the family tree certificate first. Every other step depends on them.

Khata transfer after buying property

Since 2024 a property in corporation limits must have an e-khata before the sale can be registered. So when you buy, the seller’s e-khata already exists, and the registration details reach the e-khata system through Kaveri.

After registration:

1. Log in to bbmpeaasthi.karnataka.gov.in with your mobile number.
2. Find the property by its ePID and apply for the change of ownership (mutation) if it has not already moved to your name.
3. Complete Aadhaar e-KYC and upload what the portal asks for: usually the registered sale deed details, a recent photo of the property and the BESCOM number.
4. Pay the transfer fee shown on the portal.
5. Track the application. A short notice period for objections applies before the final record is issued.

The upgraded eAasthi 2.0 system, launched in September 2026, offers “final e-khata with mutation” and is integrated with Kaveri. It also lets you request the change of name for BESCOM and BWSSB online. Do not assume the transfer happened by itself. Check the e-khata after registration and download a copy in your name.

For a flat bought from a builder, the builder must first have e-khatas created for each flat. If the e-khata is still in the builder’s name, speak to the builder before you take possession, and keep the sale deed and the OC handy.

Khata transfer after the death of the owner

When the owner dies, the e-khata stays in their name until the heirs apply. How you apply depends on how the property passes.

If there is no will, the property goes to the legal heirs under the personal law that applies (for Hindus, the Hindu Succession Act). Documents usually needed:

• the death certificate
• a family tree certificate (ವಂಶವೃಕ್ಷ) from the Tahsildar, applied for through the Nadakacheri, or a legal heir certificate
• Aadhaar and photographs of all heirs
• the deceased owner’s title deed and e-khata
• if some heirs want the property in one name, a registered release deed (relinquishment) by the others, or their written consent, as the officer requires

If there is a will, add a copy of the will. If the will is disputed, or the officer is not satisfied, you may be asked for probate. In Bengaluru, probate is not compulsory for most Hindu wills, but a registered will with clear witnesses makes the transfer easier.

The application goes to the Assistant Revenue Officer (ARO), now through the corporation that covers your ward. A notice is issued so that anyone with an objection can come forward. If nobody objects, the transfer is approved.

Common reasons khata transfer gets stuck

• Property tax arrears. Clear them first, including penalties.
• Name mismatch between the deed, Aadhaar and the e-khata. eAasthi 2.0 has an online correction option.
• One heir does not sign or objects. The officer will not decide a family dispute. That has to be settled by a release deed or by a civil court in a partition suit.
• The property is B-khata. It can still be transferred as a B e-khata, but conversion to A is a separate process (see B-khata to A-khata conversion).
• Pending court case or injunction on the property.
• Old deeds before 2004 that Kaveri cannot pull, so the deed has to be uploaded and checked by hand.

Documents checklist

The officer may ask for more. Keep originals ready for verification.

How long a khata transfer takes

For a clean purchase, it can be quick once the documents match. In 2026 GBA officials said cases needing mutation or corrections could take 10 to 15 days. Inheritance cases take longer, because of the notice period and because family documents often need correcting. Follow up on the GBA e-khata helpline, 94806 83695, with your application number.

When you need a lawyer

A purchase with a clean sale deed rarely needs one for the khata step. After a death, legal advice helps when:

• there are several heirs, some abroad or not in touch
• a sibling or relative has objected
• the will leaves the property unequally, or a second will turns up
• the deceased had bought the property on a GPA, or the title chain itself is unclear
• the bank, the buyer or the officer asks for a succession certificate or probate

We prepare the release deed, the heirs’ affidavits and the reply to objections. For the succession side, see our article on legal heir certificates.

Questions people ask

What is the fee for khata transfer in Bengaluru?

A transfer fee is charged when the ownership changes. It is worked out by the corporation and shown on the portal before you pay.

Is khata transfer automatic after registration?

The e-khata system is linked to Kaveri, so the registration details flow through. Still, log in and check that the e-khata shows your name, and apply for mutation if it does not.

Can khata be transferred without all legal heirs signing?

Usually not, if the heirs share the property. The others must sign a release deed or give consent, or the dispute has to be settled by a court.

How long does khata transfer after death take?

If all heirs agree and documents are in order, a few weeks. Objections or missing papers can stretch it to months.

Can I sell an inherited property before the khata is transferred?

In practice, no. Registration needs an e-khata, and the buyer will want it in the seller’s name.

This article is general information about the law as it stood when it was written. Your facts change the answer. Speak to an advocate before you act on it.