Property documents and registration in Bangalore

Paperwork that blocks a sale, a loan or a transfer

A lot of property work in Bengaluru is not a dispute at all. It is a khata that will not move to your name, a deed that has to be drafted and registered, or a power of attorney that an NRI owner needs before a sale can go ahead. Each one is slow, involves a government office, and stops everything else until it is done.

This page is about that paperwork. If you are checking a property before buying it, or you are in a dispute over land, see our property lawyer in Bangalore page, which covers title verification and litigation. The two often overlap, and we handle both.

Keep certified copies of every registered deed. Originals should stay with the owner.

E-khata and B-khata to A-khata

Since late 2024, a property inside the Bengaluru city limits needs an e-khata (ಇ-ಖಾತಾ) from the e-Aasthi system before a sale can be registered. Properties in gram panchayat areas use e-Swathu instead. Civic work that BBMP did is now with the Greater Bengaluru Authority (GBA) and the city corporations under it.

We help with:

• applying for an e-khata and fixing errors in the draft, such as wrong names, area or tax records
• replying when an e-khata application is rejected or kept pending
• B-khata to A-khata conversion, where the property is eligible, and checking what the conversion fee will be

The rules and fees for conversion have changed more than once. Read e-khata in Bengaluru and B-khata to A-khata conversion for the current position.

Khata transfer

After you buy a property, or after the owner dies, the khata has to be transferred to the new owner. The application needs the registered deed or the documents of succession, tax receipts and an EC. We prepare the file and follow it up. See khata transfer in Bengaluru.

Encumbrance certificate

An Encumbrance Certificate (ಋಣಭಾರ ಪ್ರಮಾಣಪತ್ರ) shows registered transactions on a property, such as sales, mortgages and gifts, for the period you ask for. It can be applied for online through the Kaveri portal. We get the EC, read it against the title documents and tell you what an entry means. Our article on the encumbrance certificate in Karnataka explains Form 15 and Form 16.

Sale deed and gift deed registration

Registration in Karnataka now runs through Kaveri 2.0: the deed is drafted, the details are entered online, stamp duty and registration fee are paid, and a slot is booked at the sub-registrar office. The buyer, seller and witnesses then appear in person for photographs and biometrics.

We draft or review the deed, check the stamp duty and fee, prepare the online entry and attend the registration with you. The same applies to gift deeds, release deeds and partition deeds within a family, where stamp duty can be different. See sale deed registration in Bengaluru and gift deeds in Karnataka.

Power of attorney, including for NRIs

A General Power of Attorney (GPA) or Special Power of Attorney (SPA) lets someone else sign for you: to sell, to register, to deal with the khata office or to manage rent. Owners living abroad can sign a power of attorney before an Indian consulate or a notary with an apostille. When it reaches Karnataka, it has to be stamped within the time the stamp law allows, generally three months. Missing that step can make it unusable at the sub-registrar office.

We draft the document so it covers exactly what is needed, tell you how to execute it abroad, and get it stamped here. Read power of attorney in Bengaluru.

Rental and lease agreements

Most Bengaluru rentals use an 11-month agreement on stamp paper. A lease for more than a year has to be registered. We draft agreements that deal with the deposit, notice period, painting charges and repairs, so there is less to argue about when the tenant leaves. See rental agreements in Bengaluru.

Questions people ask

Can I register a property in Bengaluru without an e-khata?

For properties within the city limits, sub-registrar offices generally will not register a sale without an e-khata. Panchayat properties need an e-Swathu record instead.

Do I have to be present at the sub-registrar office?

The parties to the deed, or their power of attorney holders, and two witnesses usually have to appear for biometrics. An NRI who cannot travel can act through a properly executed and stamped power of attorney.

How long does a khata transfer take?

It depends on the office and whether the papers are complete. Applications with missing tax receipts or an unclear chain of title take much longer.

Is a notarised rental agreement enough?

For a rental of up to 11 months, an agreement on proper stamp paper is common and is usually accepted. A lease of more than a year has to be registered at the sub-registrar office.