How to Verify Khata, EC, and Title Documents Before Buying Property in Bangalore

In our 35 years of operation, we've seen too many buyers lose money to forged documents and unauthorized constructions. Here's the exact verification process we follow at Vani Estates.

1. Khata Certificate & Khata Extract (A vs B)

• A Khata: Property is BBMP-approved, legally constructed, taxes are up-to-date. Required for home loans.
• B Khata: Property is on revenue land, often unauthorized. Banks rarely lend. Avoid unless price is heavily discounted and you're paying cash.
• ALWAYS get the latest Khata extract from BBMP (within 3 months old).

2. Encumbrance Certificate (EC)

This shows all transactions on the property for the last 30 years. Get it from the Sub-Registrar's office or online via Kaveri portal. Key things to check:
- Any pending mortgages or loans on the property
- Court cases or disputes
- Multiple sales (red flag for fraud)
- Time gap between transactions

3. Title Deed Chain (30 Years)

Verify the complete chain of ownership for at least 30 years. Get the Mother Deed (the original sale/partition that established ownership) and trace every subsequent sale. Any missing link = potential legal issues.

4. BBMP Property Tax Receipts

Get the last 5 years of property tax receipts. Pending tax = your liability after purchase. Verify the property dimensions match the actual property.

5. Building Plan Approval & Occupancy Certificate (OC)

• Plan Approval shows BBMP approved the construction
• OC certifies the building was constructed as per plan
• NO OC = unauthorized construction. Bank will reject loan.

6. Sanction Plan vs Actual Construction

Walk the property with the sanction plan. Check if the actual rooms, balconies, and dimensions match. Any deviation could mean illegal construction subject to demolition.

7. RERA Verification

For under-construction projects, verify on rera.karnataka.gov.in. Check builder's track record, project status, and registered RERA number.

8. NOCs and Clearances

• NOC from society/builder if it's an apartment
• Pollution clearance for commercial properties
• Fire safety NOC for buildings above 15m

Vani Estates Documentation Service

We charge a small fee for end-to-end document verification on properties we don't even sell. Why? Because we've built our 35-year reputation on protecting clients. Call us before you make any payment.