Property documents to check before buying a flat in Bengaluru
The documents to verify before you pay a token amount — sale deed, mother deed, encumbrance certificate, A vs B Khata, and the OC and CC for the building.
Before buying a flat in Bengaluru, verify seven documents: the seller’s registered sale deed, the mother deed, an encumbrance certificate covering 30 years, the Khata and latest tax receipt, and — for apartments — the commencement certificate, occupancy certificate and sanctioned plan. Check them in that order, because a gap in the title chain makes everything after it irrelevant.
Most home purchases in Bengaluru go wrong in the paperwork, not the price. By the time a buyer discovers a title problem, they have usually already paid a token amount. This checklist covers what to verify, and in what order.
Which title documents should you check first?
The sale deed is the primary proof of ownership, and it is the document everything else is checked against. Ask for the seller’s own registered sale deed — the one by which they acquired the property — not just a draft of yours.
Read the mother deed alongside it. It traces ownership backwards through previous transfers. Gaps in that chain are the single most common reason a lawyer will refuse to clear a property.
How do you check for existing loans and claims?
An encumbrance certificate (EC) lists registered transactions against the property — most importantly mortgages. In Karnataka you obtain it through the Kaveri Online Services portal run by the Department of Stamps and Registration.
A few practical points:
- Ask for an EC covering at least the last 30 years, not the last 13.
- An EC only shows registered charges. Unregistered agreements will not appear.
- If the seller has an active home loan, the outstanding amount and the bank’s release process need to be part of your payment schedule.
A Khata vs B Khata: is the property recognised by BBMP?
Khata is the municipal record identifying who is liable for property tax, issued by BBMP. The distinction that matters in Bengaluru:
| Document | What it means |
|---|---|
| A Khata | Property is on the BBMP’s main register; fully legal for transfer and loans |
| B Khata | Recorded, but with deviations; harder to finance and to resell |
Ask for the latest property tax paid receipt as well, and check that the name and dimensions on it match the sale deed.
Which approvals should you check for an apartment?
An individual flat cannot be more legal than the building it sits in.
- Commencement certificate (CC) — permission to begin construction.
- Occupancy certificate (OC) — confirmation the completed building matches the approved plan. A building occupied without an OC is a live risk.
- Approved plan — compare the sanctioned floor count against what was built.
For any project registered after 2017, cross-check the approvals the developer filed with Karnataka RERA against what you have been shown.
What should you do before you pay anything?
Have a property lawyer issue a written opinion on the title. It is a small cost against the size of the transaction, and it is the only step on this list that transfers some of the risk off you.
Then, and only then, put money down.
Frequently asked questions
Which documents should I check before buying a flat in Bengaluru?
At minimum: the seller's registered sale deed, the mother deed tracing earlier ownership, an encumbrance certificate covering at least 30 years, the Khata and latest property tax receipt, and for apartments the commencement certificate, occupancy certificate and sanctioned plan.
What is the difference between A Khata and B Khata?
A Khata means the property is on the BBMP's main register and is fully legal for transfer and home loans. B Khata means it is recorded but has deviations, which makes financing harder and resale slower. The distinction directly affects what you can borrow and who will buy from you later.
How many years should an encumbrance certificate cover?
Ask for at least 30 years rather than the commonly offered 13. An EC only shows registered transactions, so unregistered agreements will not appear on it regardless of the period.
Can I buy a flat in a building without an occupancy certificate?
It is a live risk. The occupancy certificate confirms the completed building matches the approved plan. Without it the building is occupied without formal clearance, which can affect loans, resale and in serious cases regularisation.
Do I still need a lawyer if the developer is well known?
Yes. A written title opinion is inexpensive relative to the transaction and is the only step that moves some of the risk off you. Developer reputation reduces execution risk, not title risk.