How to Verify a Khata and B Khata Before You Buy Property in Bangalore

How to verify a khata and B khata refers to the process of checking whether a property in Bangalore has an A khata (legally recognised by BBMP) or a B khata (a temporary record for properties that do not fully comply with building or land use rules). According to the Karnataka Municipal Corporations Act 1976 and BBMP's circulars on khata issuance, only an A khata confirms that the property tax is being collected by BBMP and that the building has occupation approval. A B khata, in contrast, is often issued for properties on revenue land or with unauthorised constructions, and it is not accepted by most banks for home loans.

What is a khata and why does it matter before you buy?

In simple words, a khata is the property tax account record maintained by the Bruhat Bengaluru Mahanagara Palike (BBMP) - the city's municipal body. It is not the same as a sale deed. While the sale deed proves ownership transfer, the khata tells you whether the BBMP recognises the building for tax purposes and, indirectly, whether the property complies with local laws.

When I meet a client who is about to buy an apartment or a house, the first question I ask after seeing the title documents is: 'What khata does the property have?' If the answer is B khata, I immediately slow things down. In 20 years of practice, I have seen too many buyers realise only after payment that their property cannot get a bank loan or municipal sanction for repairs because of a B khata.

What is the difference between A khata and B khata?

An A khata is issued for properties that have all approvals - building plan sanction, occupancy certificate (if applicable), and land use that matches zoning rules. A B khata is a temporary record that BBMP keeps for properties that are not fully legal. For example, a building on land that was originally agricultural or a structure with extra floors beyond the sanctioned plan often gets a B khata.

B khata is not an absolute bar on buying, but it is a serious risk. You may not get a home loan from a nationalised bank, and resale can be difficult because the next buyer will face the same issues. I have also seen BBMP issue show-cause notices for demolition on B khata properties in cases of unauthorised construction.

How do you verify a khata in Bangalore?

There are two ways to verify a khata: online and offline. I recommend doing both because each catches a different set of problems.

1. Visit the BBMP website and go to the property tax section. Enter the property's assessment number (PID) or the owner's name to see the khata status. The portal shows whether it is A or B khata.
2. Download the khata certificate (also called e-khata) from the BBMP site if the property is registered in the system. Many properties have a khata extract available.
3. Visit the nearest BBMP zonal office and ask for a physical copy of the khata. Sometimes the online record is not updated, but the offline record shows the correct status.
4. Cross-check the name on the khata with the name on the sale deed. If they do not match, you need to know why before you proceed.

I always tell my clients to do the online check first because it is free and quick. But never stop there. I once had a buyer who saw an A khata online for a property in Rajajinagar, but when I checked the physical file at the zonal office, the khata had been issued on false documents - the property was actually on revenue land. The online system had not been updated with the cancellation notice.

What documents do you need to verify a khata?

To verify a khata yourself, you need at least one of the following:

• Property's assessment number (PID) - usually found on the property tax receipt or previous khata certificate.
• Owner's name as per the sale deed - if the property has changed hands, you need the current owner's name.
• Address or survey number - in case you are searching without an assessment number.

If you are doing a full due-diligence, you will also need a copy of the sale deed, mother deed, and encumbrance certificate (EC) - the record that shows whether the property carries any loan, mortgage, or legal due against it. But for khata verification alone, the PID and owner name are enough to start.

What happens if you skip khata verification?

Skipping khata verification is one of the most expensive mistakes a buyer can make. A client came to me last year with a token advance paid on a flat in Whitefield. The builder had shown her a khata certificate that looked fine, but she had not verified it with BBMP. When we checked, the khata was a B khata because the building had been constructed without an occupancy certificate. The bank refused the loan, and she lost her token advance because the sale agreement said the advance was non-refundable if the buyer failed to arrange finance.

That is a common scenario. In another case, a buyer in Koramangala purchased a property with an A khata, but later found that the khata was in the name of the previous owner who had died. The legal heirs had not transferred the khata, and the buyer could not get the property tax receipt in his name. It took over a year and a court order to fix the records.

Here is a list of red flags that I ask every client to watch for:

• Khata status shows 'B khata' or 'M khata' (which is for unauthorised layouts).
• The property has an A khata but the building has more floors than sanctioned - this can lead to demolition later.
• The name on the khata does not match the seller's name on the sale deed.
• There is a gap in the khata sequence - for example, the khata was issued years after the sale deed - this may indicate an undisclosed change.
• The khata extract mentions 'revenue land' or 'survey number' where the land use does not match the zoning.

How long does khata verification take?

If you do the online check yourself, it takes about 10 minutes. But a thorough verification - where you also check the physical records and cross-verify with the EC and sale deed - usually takes two to three days because you may have to visit the zonal office and wait for records.

At Legal Brigade, we usually return a full title opinion that includes khata verification within two to three days because we have done thousands of these checks and know exactly where to look. Urgent checks can be done same day if a buyer is facing a deadline. The point is: do not let a seller pressure you into skipping this step just because the bank is waiting. A few days of verification can save you from years of litigation.

How much does khata verification cost in Bangalore in 2026?

Verifying a khata yourself on the BBMP portal is free. If you want a physical copy of the khata certificate from the zonal office, BBMP charges a small fee of around 100 to 200 rupees, depending on the number of pages (BBMP fee schedule, 2025).

But if you are buying a property worth tens of lakhs, the real cost is in the professional due diligence. A lawyer-led title verification that includes khata status, EC, sale deed scrutiny, and mutation check will typically cost between 5,000 and 15,000 rupees in Bangalore, depending on the property and the complexity. Large firms may quote 25,000 or more, but at Legal Brigade we keep our fees flat and transparent because we believe that a thorough check should not be a luxury.

Verification Method	Cost in 2026	Time	Risk of Missing Issues
Self-check on BBMP portal	Free	10 minutes	High - does not check physical records or legal issues
Offline check at BBMP office	100 - 200 rupees	Half a day	Medium - catches some discrepancies
Lawyer-led due diligence (Legal Brigade)	Flat fee 5,000 - 15,000	2 - 3 days	Low - includes EC, title chain, and legal opinion

Takeaway: The free online check is a good starting point, but when you are investing your life savings, a few thousand rupees for a professional check is a smart expense.

What is the difference between khata, sale deed, and EC?

Many buyers confuse these three documents. Let me clear it up.

• Khata: BBMP's record for property tax. It identifies who is responsible for paying tax on the building.
• Sale deed: The registered document that transfers ownership from seller to buyer. It is the primary proof of title.
• EC (encumbrance certificate): A record from the sub-registrar's office that lists all registered transactions on the property for a given period. It shows loans, mortgages, and sale deeds.

You need all three to be clean before you buy. A khata alone does not prove ownership, and a sale deed alone does not prove that the property is legally recognised by the municipality.

Can a property have an A khata but no EC?

Yes, that can happen if the property is old and the EC has not been updated, but it is rare. In most cases, a property with an A khata has a clear EC because banks require both for loans. But I have seen cases where a seller used an old khata to show the property is legal, while the EC revealed a mortgage that was never released. That is why you must check the EC separately - do not rely only on the khata.

Can a B khata be converted to an A khata?

Sometimes, yes, but it is not simple. If the reason for the B khata is a minor deviation - like a compound wall built without approval - you may be able to regularise it by paying a penalty to BBMP. But if the property is on revenue land or has serious unauthorised construction, conversion may be impossible without demolishing part of the structure.

I advise my clients to treat a B khata as a warning sign, not a bargain. Ask the seller to get the conversion done before you pay the full amount. If the seller refuses, walk away. In 20 years, I have seen too many buyers spend lakhs on penalties and legal fees to regularise a B khata, only to discover that the land itself is not suitable for residential use.

Why do banks refuse loans on B khata properties?

Banks are regulated by the Reserve Bank of India (RBI), and they have strict guidelines on property collateral. A B khata property is not considered a marketable title because there is a risk that the municipal authority may demolish the structure or refuse to issue an occupancy certificate. Without a clean title, the bank cannot recover its money if you default.

In 2025, almost all nationalised banks and most private banks in Bangalore check khata status before approving a home loan. If the property has a B khata, your loan application will likely be rejected outright. Some smaller finance companies may lend, but at higher interest rates and with stricter terms.

How do you verify the khata of an apartment in a housing society or builder project?

For apartments, the khata is usually in the name of the builder or the society, and each unit does not have a separate khata. Instead, you get a 'khata certificate' for the entire property with an endorsement that includes your unit number. You must verify two things:

1. Whether the project has an A khata or B khata at the building level.
2. Whether the khata has been updated to show the sale of your specific unit to the previous owner.

You can ask the builder for a copy of the khata and then cross-check it on the BBMP portal using the property's PID. If the builder is unwilling to share the khata, that is a red flag.

What is the role of the Kaveri portal in khata verification?

The Kaveri portal is the Karnataka government's online platform for property registration. It does not show khata status directly, but it is where you pay stamp duty and register the sale deed. After registration, you can use the Kaveri portal to download a copy of your registered sale deed. This is important because your khata verification should be done after you have the sale deed in hand, to ensure the khata matches the new owner's name.

Even though Kaveri is for registration, I mention it because many buyers think that once they register the sale deed, everything is done. In reality, you also need to apply for a khata transfer (mutation) in BBMP records. This is a separate step that many overlook. Without a khata transfer, the BBMP will continue to send tax bills in the seller's name, and you will face problems when you try to sell later.

What are the risks of buying a property without verifying the khata?

I have listed some risks above, but let me be direct about the worst-case scenario. If you buy a property with a B khata and later the BBMP issues a demolition notice, you could lose the entire structure. You may still own the land, but the building could be illegal. Even if demolition does not happen, you will find it almost impossible to get a loan against the property, and resale will be limited to cash buyers who are willing to take the risk.

Another risk is that the property tax you pay on a B khata may not be accepted by BBMP as proof of legal occupation. Some buyers have even faced harassment from municipal officials demanding bribes to regularise the property.

Let me give you an anonymised case. A client bought a house in a layout near Sarjapur Road without proper due diligence because the price was 20% below market. The property had an A khata, but the khata was based on a fake sale deed from a person who did not own the land. The real owner filed a suit, and my client spent five years in court and over 8 lakh rupees in legal fees to get a refund. The seller had vanished. If the buyer had done a basic khata verification along with an EC check, he would have seen that the khata was issued only six months before the sale, and the title chain had no records before that.

How to do a comprehensive khata check in 5 steps

Here is the step-by-step process I recommend to every buyer in Bangalore:

1. Get the PID number from the seller or from the property tax receipt. If the seller cannot provide a PID, that is a red flag.
2. Search the PID on the BBMP website to see the khata status. Note whether it says A or B.
3. Visit the BBMP zonal office and ask for a physical khata extract. Compare it with the online record.
4. Obtain a certified copy of the EC from the sub-registrar office for the last 30 years (or at least 15 years) and check for any mortgages or transactions that do not match the title.
5. Ask a lawyer to review the sale deed, mother deed, and khata together to ensure there are no inconsistencies in names or property descriptions.

This process will take two to three days if you do it yourself, but it is worth it. If you are in a hurry because of a token advance deadline, you can book a professional verification service that does all the legwork for you.

Why choose Legal Brigade for khata verification?

I have been practising property law in Bangalore for over two decades, and I have personally verified thousands of khata records. At Legal Brigade, we do not just look at the khata status; we connect it with the EC, the sale deed, and the land records to give you a complete picture. We usually return our title opinion in two to three days because we know the BBMP offices and the common tricks that sellers use to hide problems. Our fees are transparent and a fraction of what large firms charge, because we believe that a young couple buying their first home should not have to choose between a thorough check and their budget.

If you are in the middle of a purchase and need help, you can book a free consultation, and we will tell you exactly what to check before you pay another rupee.

What are the latest BBMP rules on khata transfer in 2026?

In 2025, BBMP made khata transfer mandatory within 90 days of a property sale, and they have started charging a penalty for delays. The fee for khata transfer is around 2% of the property's guidance value (the minimum value set by the government for registration), but there is a cap of 10,000 rupees for residential properties (BBMP circular, 2025). This is separate from stamp duty, which Karnataka charges at 5% plus 1% registration for properties above 45 lakh (Karnataka Stamp Act schedule, 2025).

Many buyers skip the khata transfer to save money, but that is a mistake. When you sell the property later, the buyer's lawyer will check whether the khata is in your name. If it is not, the sale will be delayed, and you may have to pay penalties.

How can you check if a khata is genuine or forged?

Forged khata certificates do exist. In one case, a seller showed my client a khata certificate that looked official, but the font and logo were slightly off. When we called the BBMP office, they confirmed that no such khata had been issued for that property. The seller was using a fake document to get a token advance.

To check authenticity, you can:

• Verify the khata number on the BBMP website.
• Compare the physical signature and seal with a known sample from the same zonal office.
• Call the BBMP helpline and ask for confirmation.

If you are not confident, ask a professional to do the verification. It is better to spend a small amount now than to lose your life savings later.

What are the common myths about khata verification you should ignore?

One myth is that a B khata can be converted to A khata automatically after a few years. That is false. The khata status does not change on its own; you have to apply for regularisation, and BBMP will only grant it if the property meets all rules.

Another myth is that the khata is not important if you have a registered sale deed. That is also false. The sale deed proves you own the property, but the khata determines whether you can live in it legally and get municipal services like water and drainage connections.

Finally, some sellers say that 'A khata is only for tax purposes, and B khata is fine'. That is misleading. While it is true that the khata is for tax, a B khata signals that the building may not be approved. In Bangalore, a B khata is often a euphemism for an illegal structure.

What should you do if you have already bought a property with a B khata?

If you have already bought a property and later discover it has a B khata, do not panic. There are options. You can approach BBMP for regularisation if the deviation is minor and you are willing to pay the fine. For properties in approved layouts but with small deviations, BBMP has special schemes from time to time to regularise them.

If the property is on revenue land, you may need to convert the land to non-agricultural use first, which is a lengthy process. You should also check whether the original layout itself was approved by the Bangalore Development Authority (BDA) or a local authority. If not, you may be in a difficult position.

In any case, I recommend you consult a lawyer who can review your documents and tell you the best course of action. Do not try to sell the property to another unsuspecting buyer, because that will only create more legal problems for everyone.

What are the costs associated with khata transfer and regularisation in 2026?

Khata transfer fees as I mentioned are around 2% of guidance value, capped at 10,000 rupees for residential properties (BBMP, 2025). Regularisation of unauthorised structures is more expensive. BBMP charges a fee that can range from 5% to 20% of the property's guidance value, depending on the type of deviation (BBMP regularisation scheme, 2025). For example, if your property's guidance value is 50 lakh, the penalty could be between 2.5 lakh and 10 lakh. That is a substantial amount, and it is why I advise buyers to verify the khata before purchase to avoid these costs.

In addition to BBMP fees, you will have to pay lawyer fees and possibly court costs if there is a dispute. These can easily exceed the cost of a proper due-diligence check upfront.

How does khata verification relate to property document verification as a whole?

Khata verification is just one part of a complete property due-diligence. A thorough check also includes verifying the title chain, checking the EC, ensuring the property has no pending litigation, and confirming that the land use is authorised. In my experience, many buyers focus only on the khata because it is the most visible document, but they ignore the mother deed or the EC. That is a mistake.

For example, a property may have an A khata, but if the land was originally a grant from the government that prohibits sale for a certain period, the title may be defective. Or the property may be part of a larger parcel that is under litigation. A comprehensive check will catch these issues.

If you want to do a complete check, I recommend using a professional service that offers property document verification in Bangalore. They will give you a report that covers all the critical aspects, not just the khata.

What is the fastest and most affordable way to verify khata in Bangalore?

The fastest way is to do an online check yourself, but it is not the most reliable. The most reliable way is to hire a professional who can do a physical verification at the BBMP office and cross-check with legal records. At Legal Brigade, we offer a same-day khata verification service for urgent cases, and our fees are lower than most because we do not have the overhead of large firms. You can see our process on our services page.

If you are on a tight budget, you can start with the online check and then use a lawyer only if you find anything suspicious. But remember, some issues are invisible to a layperson. That is why I always say: 'A khata check is like a medical test. You can check your own temperature, but you need a doctor to diagnose a disease.'

How do you verify a khata for a property that is under construction?

For under-construction properties, the khata is usually not issued until the building is complete and the occupancy certificate is granted. In that case, you must ask the builder for the khata of the land on which the project is built. This will tell you if the land has an A or B khata. A builder who has an A khata on the land is a good sign, but it is not a guarantee that the eventual building will get an A khata.

You should also check whether the builder has obtained all necessary approvals from the BDA or the local planning authority. You can check the RERA registration number of the project on the Karnataka RERA website. RERA was set up under the Real Estate (Regulation and Development) Act 2016, and any project with more than 8 units must be registered. If a project is not RERA-registered, it is a red flag.

In 2025, Karnataka RERA had received over 15,000 complaints since inception, and the average time to dispose of a complaint was around 120 days (Karnataka RERA annual report, 2025). That is a long time if you are stuck in a dispute.

What are your rights as a buyer if the seller misrepresents the khata?

If a seller shows you a khata certificate that is fake, or if the seller tells you the property has an A khata when it actually has a B khata, you may have grounds to cancel the sale and claim damages. Under the Indian Contract Act 1872, a contract based on fraud is voidable at your option. You can approach the consumer court or file a civil suit for refund of the consideration paid.

However, these remedies take time and money. In Bangalore civil courts, a property dispute can take 5 to 10 years to resolve, which is why prevention is better than cure. That is why I cannot stress enough the importance of verifying the khata before you sign any agreement.

What should you ask the seller before you verify the khata?

Before you even start the verification, ask the seller for the following:

• The khata certificate (A or B) - ask for a copy upfront.
• The property tax paid receipts for the last 5 years.
• The PID number - if the seller does not know it, be suspicious.
• The sale deed and mother deed - you need these for a full verification.
• Details of any loans or mortgages on the property.

If the seller hesitates to share any of these, that is a red flag. A genuine seller will have nothing to hide.

Is an A khata enough to guarantee a clean property title?

No. An A khata is a good sign, but it is not a guarantee that the title is clean. There have been cases where properties with A khata were built on land that was never legally converted from agricultural use, or where the khata was issued based on forged documents. That is why you need a comprehensive verification that includes the EC and title search.

I remember a case where a property in Indiranagar had an A khata and the buyer was ready to pay the full amount. But when we checked the EC, we found that the property had been mortgaged to a bank in 2010, and the mortgage had not been released. The seller had been paying the bank loan but had not obtained a no-objection certificate (NOC) from the bank. We told the buyer to wait until the seller got the NOC and the EC showed a clear record. The seller did, and the deal closed safely.

If we had relied only on the khata, the buyer would have taken over a property with an outstanding mortgage, and the bank could have auctioned it in case of default.

How often should you verify a khata?

You should verify the khata at two points in a purchase: first, before you pay the token advance, to ensure the property is at least eligible for a loan; and second, just before registration, to ensure the khata has not changed in the meantime. Sellers sometimes transfer the khata to another person or take a loan on the property after you have paid the advance, so a second check is important.

If you are buying a resale property, the khata should be transferred to your name within 90 days of registration. After that, you do not need to verify it again unless you are taking a loan or selling the property.

What are the consequences of a khata mismatch with the sale deed?

A khata mismatch can cause delays in loan approval and can also raise questions about the title. For example, if the khata shows the property as 800 square feet but the sale deed says 1,000 square feet, there may be an unauthorised extension. Or if the khata shows a different survey number than the sale deed, the property may be on a different plot.

In such cases, you should ask the seller to rectify the mismatch before you proceed. If the seller cannot explain the difference, it is safer to walk away.

Where can you get help with khata verification in Bangalore?

If you are not confident doing it yourself, you can always book a free consultation with a property lawyer. At Legal Brigade, we have been helping buyers in Bangalore for over 20 years, and we have seen every kind of khata problem there is. We offer a thorough verification that covers the khata, EC, title chain, and all related documents. You can reach us through our book a free property consultation page, and we will guide you through the process.

We also have a blog with more property buying guides if you want to learn more about the other steps in due diligence. Check out our more property buying guides for topics like EC verification and sale deed scrutiny.

Remember, a khata is not just a piece of paper. It is the key to a safe and legal property purchase. Verify it before you commit, and you will sleep peacefully in your new home.

Frequently Asked Questions

What is the difference between A Khata and B Khata?

A Khata is issued by the Bruhat Bengaluru Mahanagara Palike (BBMP) for properties that comply with all building bylaws and have all taxes paid, making them bank-financeable and resalable with clear title. B Khata is a temporary or 'khata' for properties with deviations or unauthorised constructions, and it does not guarantee clear title or eligibility for a bank loan. In my 20 years of practice, I've seen many buyers regret purchasing B Khata properties assuming they can convert to A Khata later, but conversion is not always possible without paying heavy penalties or facing demolition orders.

How can I check if a property has A Khata or B Khata?

You can check the khata status online on the BBMP website using the property's PID number or application number, or you can visit the respective BBMP zonal office to get a khata certificate or extract. But the khata certificate alone is not enough - you need to verify the khata with the sale deed, mother deed, and tax paid receipts to ensure it matches the actual property. In my experience, many properties show A Khata on paper but have discrepancies in the site dimensions or ownership details that only a thorough title check will reveal.

What documents are needed to verify khata and title?

For a complete verification, you need the sale deed, mother deed (chain of title for 30 years or more), khata certificate and extract, latest property tax paid receipts, encumbrance certificate (EC) for at least 13 to 30 years, and the approved building plan if it's a constructed property. Also check the mutation register extract (RTC) if the property is in a revenue village, and the layout approval plan if it's in a BDA or private layout. I always tell my clients: missing one document can cost you lakhs later, so be thorough.

How much does property title verification cost in Bangalore?

For an independent lawyer's due diligence, you can expect to pay between Rs. 5,000 and Rs. 15,000 for a standard residential property, depending on the complexity and the lawyer's experience. Government fees like EC and khata extracts are nominal, around Rs. 100 to Rs. 500 per document. Some lawyers charge a percentage of the property value, but I advise you to avoid that - a flat fee is always better. At my practice, we keep it transparent and affordable, but the key is to never skip this cost because it is a fraction of what you might lose on a bad title.

How long does a property due-diligence check take?

In Bangalore, a typical title check takes anywhere from 2 to 5 working days if all documents are readily available and the EC is obtained online. If the property has a long chain of title or if you need to visit sub-registrar offices for older records, it could take up to a week. I have seen rushed checks done in a day, but that is risky - you need time to verify every link in the chain. At my firm, we usually give a report in 48 to 72 hours, but only after completing a thorough check of all records.

Can I do property verification myself or do I need a lawyer?

You can do a basic check online - like looking up the khata status or obtaining an EC - but interpreting the legal nuances requires a lawyer's eye. For example, an EC might show no encumbrance, but it does not reveal if the seller has no right to sell or if there is a pending litigation. In my 20 years, I have caught cases where the EC was clear but the property was under a government acquisition notification. A lawyer will also check for discrepancies in the mother deed, verify the seller's identity, and ensure the khata matches the physical property. So, while you can start, I strongly recommend a professional review before you invest.

Can a B Khata property be converted to A Khata?

Conversion is possible in some cases, but it is not automatic. You need to apply to BBMP with the building plans, obtain an occupancy certificate, pay the regularization fees (which can be substantial, often 5% to 10% of the property's guidance value), and get the property re-inspected. However, properties in violation of setback rules or on unauthorised layouts may never be regularised. I have seen owners spend years and lakhs in penalties, and still the conversion is not guaranteed. So, if you are buying a B Khata property, understand the risk and factor in the cost and time of potential conversion.

What happens if I buy a B Khata property without verification?

You could face several problems: you may not get a bank loan or home insurance, the BBMP might issue a notice for demolition or levy a hefty fine, and reselling the property later becomes nearly impossible at a fair price. In worst cases, you might end up in legal disputes with the BBMP or with the previous owner. I have represented buyers who lost their entire investment because they skipped verification and bought a property that was later declared illegal. Always verify before you pay the token advance, not after - that is my decade-long advice.

If you're about to pay a token advance or sign a sale deed, do not guess your way through khata and title checks. I have spent 20 years reading Bangalore's property records, and I can tell you in two to three days whether your chosen property is safe to buy - at a flat, upfront fee that won't surprise you. Send me the sale deed, mother deed, EC, and khata papers, and I'll give you a clear verdict. You can book a free property consultation and show me what you have before you commit a single rupee.

Written by Advocate Raghavendra S C, 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.