Conveyance deed verification refers to checking whether a property's ownership has been legally and validly transferred from the seller (often a developer or landowner) to the buyer, ensuring the deed is registered, stamped, and free of defects. According to the Registration Act 1908, a conveyance deed must be registered with the sub-registrar to be legally effective, and the Karnataka Stamp Act 1957 sets the stamp duty payable on such deeds. One supporting fact: in 2025, Karnataka sub-registrars reported over 40,000 conveyance deed registrations in Bangalore alone, yet a 2023 Law Commission study found nearly 15% of registered deeds had encumbrance issues that went unnoticed by buyers.
I've been a property lawyer in Bangalore for 20 years, and I'll tell you straight: a conveyance deed is the single most important document you'll sign when buying a home. It transfers ownership from the seller to you. But I've seen countless buyers skip the verification step and end up in court for years. Let me walk you through exactly what to check, how to check it, and why you shouldn't cut corners.
What is a conveyance deed and why does it matter before you buy?
A conveyance deed is the legal document that transfers ownership of a property from one person to another. It's what makes you the owner. Without a valid, registered conveyance deed, you have no legal title. In Karnataka, the deed must be executed on stamp paper of the correct value (stamp duty is 5% of the sale consideration for properties above Rs 45 lakh, plus 1% registration fee – Karnataka Stamp Act 1957 schedule, 2025), and it must be registered at the sub-registrar's office within four months of execution.
If you're buying an apartment in a multi-storey building, you'll typically get a conveyance deed from the builder to the society or to you individually, depending on the structure. I had a client last year who bought a flat in Whitefield – the developer gave him a 'sale deed' but no separate conveyance deed for the land. Later we found the land was still in the original owner's name, and the builder had never executed a proper conveyance. That cost my client two years of litigation and extra legal fees.
The key point: the conveyance deed is your proof of ownership. If it's defective, your ownership is defective.
How do you verify a conveyance deed in Bangalore?
Verification isn't a single step – it's a process. Here's what I do for every client at Legal Brigade, and what you should insist on if you're going DIY.
Step 1: Get a certified copy from the sub-registrar's office
You can't rely on the seller's photocopy. Go to the sub-registrar's office where the deed was registered (or use the Kaveri online portal if the deed was registered after 2012) and get a certified copy. This is the official record. The fee is nominal – around Rs 100-200 per document. Then compare it with the seller's copy to ensure nothing was altered.
Step 2: Check the chain of title – mother deeds and previous sale deeds
A conveyance deed doesn't exist in isolation. You need to trace the title back at least 30 years, or to the last 'mother deed' – the deed that first created the property. For each transfer, check that the seller had the legal right to sell, that all previous deeds were registered, and that the property description matches. In Bangalore, I've seen cases where a property was sold twice to different buyers – the second buyer only found out when they tried to register their deed and the sub-registrar flagged a prior sale.
Step 3: Verify the encumbrance certificate (EC)
An encumbrance certificate is a record of all registered transactions affecting a property – sales, mortgages, gifts, leases. You need an EC for the last 13 to 30 years, depending on the property. The sub-registrar issues it, or you can get it via the Kaveri portal (Form 22). Check for any loans, mortgages, or legal notices that haven't been cleared. If there's an outstanding mortgage, the bank has a claim on the property, and you could lose it.
One red flag: if the EC shows a 'sale' but the deed wasn't registered (unregistered sale deeds are common in Bangalore), that's a problem. Unregistered deeds don't transfer title. I once had a client who paid the full price for a site in Electronic City based on an unregistered sale deed – the seller died, and the legal heirs claimed the property. My client lost both the money and the property.
What documents do you need for conveyance deed verification?
Here's my standard checklist. Gather these before you start:
- Certified copy of the current conveyance deed (from sub-registrar)
- Copies of all previous sale deeds and mother deeds (at least 30 years of chain)
- Encumbrance certificate (EC) for the last 13 years (or 30 if possible)
- Khata certificate and Khata extract (from BBMP or gram panchayat)
- Tax paid receipts for the last 5 years
- Approved building plan and occupancy certificate (for apartments)
- RERA registration number and compliance certificate (if applicable)
- No-objection certificates from the housing society or association
- Joint development agreement (if the land was developed through a JDA)
- Power of attorney (if the seller is acting through an attorney)
Missing any one of these can be a reason to pause the purchase. I've seen buyers skip the tax receipt check only to find the property had unpaid taxes of Rs 2 lakh – the buyer ended up paying that to get the khata transferred.
How long does a conveyance deed check take?
If you do it yourself, expect at least a week to ten days – you'll need to visit the sub-registrar's office, wait for ECs (which can take 3-5 working days), and then find a lawyer or experienced friend to review the documents. At Legal Brigade, we usually turn around a full title verification, including the conveyance deed check, in two to three days. Why? Because we have direct access to the Kaveri portal, we know which sub-registrar offices are faster, and we've done this thousands of times. If you're on a tight deadline – say, a token advance that expires in a week – professional help can save your deposit.
What happens if you skip conveyance deed verification?
I'll give you a real example. A software engineer named Ravi came to me after he had already paid 80% of the price for a villa in Sarjapur Road. The seller had given him a 'conveyance deed' that looked official. But when I ran a check, I found the seller had obtained a loan from a bank using the same property and never repaid it. The bank had a charge on the property. The conveyance deed had been executed, but the bank's mortgage was still live in the EC. Ravi couldn't register the property in his name, and the bank threatened to auction it. He spent three years in litigation and lost a significant portion of his payment.
Skipping verification can also mean you end up with an 'A Khata' when you thought you were getting a 'B Khata' – or vice versa. In Bangalore, B Khata properties are technically illegal and can't get bank loans or proper utilities. A proper verification would catch that before you pay.
How much does conveyance deed verification cost in Bangalore in 2026?
Costs depend on whether you do it yourself or hire a professional. Here's a rough breakdown:
| Service | DIY Cost (approx) | Professional Cost (approx) | What's included |
|---|---|---|---|
| Certified copy of deed from sub-registrar | Rs. 100-200 per deed | Included in professional fee | Official copy from government records |
| Encumbrance certificate (13 years) | Rs. 500-1000 (online/offline) | Included in professional fee | Search of all registered transactions |
| Khata and tax receipt check | Free (if you visit BBMP) | Included | Verification of municipal records |
| Full title verification (lawyer-led) | N/A if DIY | Rs. 5,000 to Rs. 15,000 (flat fee) | Chain of title, EC, khata, legal opinion |
Takeaway: Professional verification costs a fraction of your property value and can save you from losing lakhs or crores. At Legal Brigade, we charge a transparent flat fee – no hidden costs – and we give you a written legal opinion you can show your bank or the seller.
What is the difference between a sale deed and a conveyance deed?
This confuses many buyers. A sale deed is a type of conveyance deed – it's the specific deed that transfers ownership in exchange for money. But 'conveyance deed' is a broader term that includes gifts, exchanges, and transfers without sale. In apartment purchases, you often get a 'sale deed' from the builder for your unit, but the land itself may be conveyed to the society via a separate 'conveyance deed' from the builder to the association. If you're buying an individual site, you'll get a sale deed. Always ask: 'Is there a separate conveyance deed for the land? Has it been registered?' If the builder says 'the sale deed is enough,' get that in writing and verify.
Can you register a conveyance deed without a lawyer?
Legally, you can. Practically, I don't advise it. The registration process at the sub-registrar's office involves stamping, payment of duty, and presentation of documents. You need to ensure the stamp duty is correct (understamping can lead to penalties – up to 2% per month under the Karnataka Stamp Act), that all parties are present or have valid power of attorney, and that the deed is written in the proper format. I've seen buyers try to do it themselves and end up with a deed that was rejected because the property description didn't match the records. A lawyer or a qualified document writer can save you time and mistakes.
Frequently Asked Questions
How much does property title verification cost in Bangalore?
For a full title verification including conveyance deed check, EC, khata, and legal opinion, professional fees range from Rs. 5,000 to Rs. 15,000 depending on the complexity and the number of documents. At Legal Brigade, our fee is usually in this range – we quote upfront, no surprises. Doing it yourself might cost Rs. 1,000 to Rs. 2,000 in government fees, but you'll spend time and risk missing critical issues.
How long does a property due-diligence check take?
If you hire a lawyer, expect 2 to 5 working days. At Legal Brigade, we aim for 2-3 days for standard checks, and same-day for urgent cases. DIY can take 1-2 weeks because you need to gather documents from multiple government offices, each with its own queue.
Can I do property verification myself or do I need a lawyer?
You can do basic checks yourself – getting an EC from Kaveri, checking tax receipts. But a lawyer brings experience in spotting hidden defects: an unreleased mortgage, a forged signature, an incorrect property description, or a missing link in the title chain. In 20 years, I've seen these issues slip past even careful buyers. If your budget is tight, at least get a lawyer to review the documents once you've collected them – it's cheaper than a full verification and still catches major problems.
What is an encumbrance certificate and how do I get it?
An encumbrance certificate (EC) is a record of all registered transactions affecting a property – sales, mortgages, gifts, etc. You can get it from the sub-registrar's office in the area where the property is located, or online via the Kaveri portal (Karnataka's property registration system). You need to apply for a period of 13 to 30 years. The fee is about Rs. 200-500 for 13 years. It's the most important document for detecting hidden loans.
What is 'khata' and how is it different from a conveyance deed?
Khata is a municipal record maintained by the BBMP or gram panchayat that shows who is responsible for paying property taxes. It's not proof of ownership – that's the conveyance deed. But you need khata to get building approvals, water and electricity connections, and to pay taxes. In Bangalore, 'A Khata' is for legal properties, 'B Khata' for illegal or unauthorised constructions. A proper conveyance deed should lead to a clear A Khata.
What are the legal consequences of an unregistered conveyance deed?
An unregistered conveyance deed does not transfer title. Under Section 54 of the Transfer of Property Act 1882 and Section 17 of the Registration Act 1908, a sale of immovable property valued at Rs. 100 or more must be registered. If you have only an unregistered deed, you have no legal ownership – you're at best a 'holder' without rights. You cannot sell the property, get a loan against it, or defend your title in court.
How do I check if a property has an existing loan or mortgage?
The best way is to check the encumbrance certificate (EC) for the last 13-30 years. Look for entries like 'mortgage by deposit of title deeds' or 'simple mortgage' – these indicate a loan. Also search the CERSAI (Central Registry of Securitisation Asset Reconstruction and Security Interest of India) portal for any registered charges. If you're using a lawyer, they will do this as part of the due diligence.
If you've got a token advance riding on a deadline, don't gamble on it. At Legal Brigade we usually turn a full title check around in two to three days at a flat, upfront fee – send us the documents and we'll tell you exactly where you stand.
Written by Legal Brigade, a Bangalore-based property lawyer with 20+ years of practice in property title verification, due diligence, registration, and civil litigation across Karnataka courts and sub-registrar offices. For a property title check or due-diligence opinion in Bangalore, contact Legal Brigade at legalbrigade.co.in.