Property Registration Process in Bangalore, Karnataka

The Government of Karnataka declares the Department of Stamps and Registration as being one of the highest revenue generating departments in the State of Karnataka. The revenue collection of this department has crossed Rs. 3700 crore for the previous fiscal year and is expected to grow even further for the present financial year.Some of the main function of this department include registration of documents, registration of Marriages under the Hindu Marriage Act, Registration of Partnership Firms, Collection of stamp duty and registration fee, maintenance of permanent records and sending J-Forms to the revenue department in case of agricultural land transfers. The other services of this department include issuance of encumbrance certificates, copies of records of firms registered and certified copies of documents.Property Registration in Bangalore:Property registration is of utmost importance since it acts as a legal proof in case of disputes. Registering a property officially declares that you are the legal owner of the property. Moreover property evaluation becomes easier which also eliminates middlemen from the process of ownership acquisition. The terminology for property registration differs from state to state. The terms used within a specified region also depends upon the jurisdiction.In Bangalore Property registration process is also termed as ‘KHATA’ opening or transfer.What is Khata?Khata, in common terms, is an account of property assessment. This statement records details like the size of the property, built-up area, location, etc. It not only identifies your property but also determines the person who is liable to pay the specified property taxes. Obtaining a Khata is important if you need to secure a loan or trade license. This terminology is more prominent within the Bruhat Bengaluru Mahanagar Palike (BBMP).Usually properties are registered on the basis of the Guidance Value which is revised annually. This Guidance Value indicates the minimum price at which the property can be registered.Why is Khata acquisition important?A Khata document is necessary in cases where you need to obtain a building license, trade license or loan from banks or other financial institutions. Paying property taxes is compulsory; therefore having a Khata document, for this purpose, is a must.Who is eligible to obtain a Khata?Anyone (property owners/property holders/landlords) who owns a property which is under the BBMP jurisdiction is eligible to obtain a Khata Certificate.  Obtaining a Khata Certificate makes the holder liable to pay the property taxes.What is the difference between ‘Khata’ and a ‘Title Deed’?A Khata is an account of assessment of the property for the purpose of tax payments. A Khata does not confer ownership. The title deed, on the other hand, is a document which confers ownership or title of a given property to the holder or owner.What is a Khata Certificate?A certificate issued by the BBMP for the registration of a new property or for the transfer of a property is called as a Khata certificate. A fee of Rs.25 per property is levied for preparing a Khata. It takes almost a week’s time to obtain a Khata certificate.What is a Khata Extract?The Khata Extract holds the property related details like the size of the property, purpose of the property, date of last assessment, annual value, etc. A fee of Rs. 100/- is charged for issuing the Khata Extract.What are the Documents required for property registration in Bangalore?For Khata registration the following documents have to be submitted along with the filled in registration form (for properties which come under the jurisdiction of BBMP):For Land type – Revenue pockets

1. Title Deed  or allotment order or possession certificate
2. Tax paid receipts  and Khata details
3. Sketch of the property with the site location and boundaries
4. Improvement charges
5. National Savings Certificate worth Rs.200/-
6. Encumbrance certificate for vacant sites
7. Flow Chart of Title

For type – BDA Reconveyed areas

1. Title deed/Reconvey document from BDA
2. Tax paid receipts and Khata details
3. Sketch showing location of the site with boundaries
4. Improvement charges
5. National Savings Certificate worth Rs.200/-
6. Encumbrance certificate for vacant sites
7. Flow Chart of Title

For Land type – Gramathana

1. Title deed/Reconvey document from BDA
2. Tax paid receipts and Khata details
3. Sketch showing location of the site with boundaries
4. Improvement charges
5. National Savings Certificate worth Rs.200/-
6. Encumbrance certificate for vacant sites
7. Flow Chart of Title

For Land type – BDA/KHB Layouts

1. Possession certificate/Title deed
2. National Savings Certificate worth Rs.200/-
3. Encumbrance certificate for vacant sites
4. Flow Chart of Title

In case of agricultural land submit the following documents for Khata registration

1. RTC
2. An affidavit
3. NOC from designated authorities under section 6 of Karnataka SC/ST Act
4. Declaration under the Karnataka Stamps Rules 1977
5. Permanent Account Number (PAN card) issued by the Government

Other documents required for Khata registration include an affidavit, Sanction Plan or Conversion Certificate, Permanent Account Number (PAN card) issued by the Government and Declaration under the Karnataka Stamps Rules 1977 in form 1.What is Khata Transfer?When the title of the property is transferred from one person to another by way of sale,gift, will or in case of the death of the property owner, is termed as a ‘Khata Transfer’.Following are the important documents required for Khata Transfer:

1. Title deed
2. Tax paid receipts
3. Death certificate if application is happening due to death
4. Affidavit declaring that applicant is a legal heir of the deceased Khatedar
5. National Savings Certificate worth Rs.200/-
6. Paid up improvement charges receipt

What is Khata bifurcation or amalgamation of Khata?The process wherein the property is divided into two or more parts is called as ‘Bifurcation of Khata’. Following are the important documents needed for Khata Bifurcation:

1. Title deed
2. Tax paid receipts – up to date
3. Sketch showing the to-be amalgamated or bifurcated property with boundaries and measurement
4. National Savings Certificate worth Rs.200/-
5. Paid up improvement charges receipt
6. Flow chart of title

What is the procedure to register, transfer and bifurcate Khata?

1. Obtain a notarized copy of your sales deed which is attested by a noteworthy notary.
2. Obtain an encumbrance certificate for the property by carrying a copy of the sales deed.
3. Obtain and fill a Khata registration form via online mode or visit any BBMP office for the same.
4. Fill in the Khata registration form and submit it to the nearest property registration office along with essential documents
5. Every 15 days check the status of your application at the BBMP office.
6.  File a RTI against the status of Khata registration if you fail to receive any response from the registration office.
7. If your application has been processed then a BBMP revenue officer will give a personal visit to your property for verification and evaluation.
8. After assessment you are liable to pay a 2% fee towards Khata registration. You will receive a formal statement specifying details of the property like the dimension, tax payable, value as determined by the BBMP, etc.

Note:

1. The Notary charges for attestation will cost somewhere around Rs.80-100.
2. An EC is discharged to the applicant within 7 working days.
3. Application cost for a Khata is Rs.10/-
4. Forms for Khata Transfer and Bifurcation are similar to that of Khata registration.
5. Apart from the documents listed above, NO other document is required to be submitted to the BBMP for property registration.
6. A Commercial property is charged twice the tax amount as that of the normal property.
7. Within 1-2 week of paying the Khata registration fee, you are entitled to pay the pending property tax as well.

 What is the Fee for Khata Registration in Bangalore?A 2% admin fee on the stamp paper value is chargeable for Khata registration. Rs. 100 per sq.yard in new areas and Rs.50 per sq.yard in old areas are charged as improvement expenses.What are the working hours of the property registration offices in Bangalore?The Khata registration offices function from 10.00 am – 1.30 pm in the morning and from 2.30 pm – 5.30 pm in the evening.What is the processing time for Khata Registration in Bangalore?The application processing time for the Land type – Revenue pockets and Gramathana is 30 days. For BDA/KHB Layouts and BDA reconvened areas, the processing time is about 20 days.Who is the designated officer for handling Khata registration?The assistant revenue officer for the sub-division or range is the officer in-charge for Khata registration in Bangalore.Is there a grievance redressal system for Khata Application?Yes, there is a grievance redressal system for Khata application. In case of delays in Khata application processing, the applicants can write to the Zonal Deputy Commissioner, enclosing a copy of the acknowledgment for filing the Khata Application. The Deputy Commissioner will enquire into the status of the application after receiving an appeal from the applicant. A hearing will be scheduled within 30 days from the date receiving the appeal. The applicant will be formally informed about the date of hearing. Decisions will be taken after thorough investigation on the progress of the Khata registration procedures. 

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