Khata check online refers to verifying a property's revenue and tax records through Karnataka's BBMP or municipal portals to confirm ownership, tax payments, and land use status. According to the Karnataka Municipalities Act, 1964 and BBMP rules, every property must have a khata for tax assessment and ownership transfer. A khata check reveals whether a property is legal (A khata) or has deviations (B khata), which affects registration and loan eligibility.
What Is a Khata and Why Does It Matter Before You Buy?
In simple terms, a khata is a ledger entry maintained by the local municipal body—like BBMP in Bangalore—that records property details, ownership, and tax payments. It's not a title deed, but it's proof that the property is recognised by the municipality. Without a khata, you cannot pay property tax, get a building license, or even register a sale deed in many cases.
I've seen buyers lose their token advance because they assumed a sale deed alone was enough. Last year, a client in Electronic City paid a 5 lakh advance on a flat. We ran a khata check online and found the property was recorded as 'B khata'—meaning the building had illegal deviations. The bank refused a home loan, and the seller refused to refund the advance. A simple check before payment would have saved that money.
How Do You Check Khata Online in Bangalore?
You can check khata online through the BBMP website or the Kaveri online portal. Here's the step-by-step process I recommend to my clients:
- Go to the BBMP official site: bbmp.gov.in or the Kaveri portal: kaveri.karnataka.gov.in.
- Click on 'Property Tax' or 'Khata Certificate' section.
- Enter the property's assessment number (PID number) or the owner's name and address.
- Submit the query. The system will show the khata number, type (A or B), tax paid status, and owner details.
- Download the khata certificate or extract. It will be a PDF with a watermark.
Important: If you don't have the PID number, you can search by property address or owner name on the BBMP portal. But the PID is the fastest way. You can get it from the seller's tax paid receipts or earlier sale deeds.
What Documents Do You Need for a Khata Check?
To check khata online, you usually just need the property's assessment number. But if you're doing a full verification, you'll need these documents:
- Sale deed or mother deed of the property
- Previous khata certificate or tax paid receipts
- Encumbrance certificate (EC) for the last 13 years
- Mutation register extract (RTC or Record of Rights)
- Approved building plan (for constructed properties)
The khata check itself requires only the PID number, but I always tell clients to get the EC too. One client in Whitefield was about to buy a villa. The khata looked clean—A khata, taxes paid. But the EC showed a mortgage from 2012 that was never released. The seller had taken a loan and not cleared it. The khata check alone wouldn't have caught that.
How Long Does a Khata Check Take?
If you do it yourself online, it takes about 15 minutes if you have the PID number. But getting a full khata certificate from BBMP can take 3 to 7 working days. At Legal Brigade, we usually get the khata extract and full verification done within 48 hours because we know the portal and have direct access to the records. But for a DIY check, expect a few days if you need a certified copy.
What Happens If You Skip a Khata Check?
I'll tell you a real case. A family bought an apartment in HSR Layout in 2023. They trusted the builder's word that the khata was A khata. After registration, they applied for a home loan modification and the bank rejected it. The khata was actually B khata because the building had an extra floor without approval. They couldn't sell the flat for three years until the builder regularised it. They lost rental income and market value. A 15-minute online check before payment would have prevented it.
Skipping a khata check can lead to:
- Loan rejection by banks or NBFCs
- Difficulty in selling the property later
- Legal notices from the municipality
- Penalty charges for unauthorised construction
- Disputes with co-owners or heirs
A Khata vs B Khata - What It Means for Your Purchase
| Feature | A Khata | B Khata |
|---|---|---|
| Legal recognition | Fully approved building as per plan | Property has deviations or unauthorised construction |
| Bank loan eligibility | Eligible for all banks and loans | Most banks reject; only a few NBFCs lend at higher rates |
| Sale and registration | Easy sale, full registration possible | Difficult to sell, may require regularisation |
| Property tax rate | Standard rate | Higher penalty tax |
| Resale value | Market value | 20-30% lower than A khata |
Takeaway: Always insist on A khata. If the seller says it's B khata, negotiate a steep discount or walk away.
Can You Check Khata for Free?
Yes, the BBMP online portal allows free search for basic khata details. You can see the khata number, type, and owner name without paying. But if you need a certified khata certificate for registration or loan, BBMP charges a fee—usually around 100 to 500 rupees depending on the property. Some third-party websites charge more. I always recommend using the official portal first.
Self-Verification vs Lawyer-Led Due Diligence - Cost, Time, Risk
| Factor | Self-Verification | Lawyer-Led Due Diligence |
|---|---|---|
| Cost | Free to 500 rupees (portal fees) | 5,000 to 15,000 rupees (flat fee) |
| Time | 15 minutes (online) to 1 week (certified) | 48 to 72 hours |
| What it covers | Basic khata and tax status | Khata, EC, mutation, title chain, pending litigation, approvals |
| Risk of missing issues | High (mortgages, family disputes, irregularities) | Low (experienced scrutiny) |
| Legal opinion provided | No | Yes, with written report |
Takeaway: Self-check is fine for initial screening. But before you pay any advance, spend a small amount on a professional check. It can save you lakhs.
How Much Does a Khata Check and Title Verification Cost in Bangalore in 2026?
As of 2026, Karnataka charges 5% stamp duty plus 1% registration on properties above 45 lakh (Karnataka Stamp Act schedule, 2025). A professional title verification including khata check, EC search, and mutation verification typically costs between 5,000 and 15,000 rupees depending on the property value and complexity. At Legal Brigade, we charge a flat fee—no hidden costs—and we give you a written opinion within 2-3 days. Compare that to the 5 lakh advance you might lose if something goes wrong.
What Are the Red Flags During a Khata Check?
From my experience, these are the most common red flags I've seen in khata records:
- B khata: As explained, avoid unless you're desperate and can regularise.
- Multiple owners: If the khata shows more than one owner, check if all have signed the sale deed. One missing signature can void the sale.
- Name mismatch: The khata name should match the seller's name in the sale deed. Even a small spelling difference can cause issues.
- Pending tax dues: Unpaid tax becomes the buyer's liability after registration.
- No khata for old properties: Some old properties in Bangalore still have only a 'pahani' or revenue record. You need to apply for a khata before buying.
I once had a client in Indiranagar who found the khata was in the name of a person who died in 1998. The seller was the grandson, but the khata hadn't been mutated. We had to get a succession certificate and mutation done before the sale. It took six months. If the buyer had checked earlier, he could have planned accordingly.
Frequently Asked Questions
What is the difference between khata and mutation?
Khata is a municipal record for tax purposes, while mutation (or RTC) is a revenue record maintained by the village accountant or taluk office. Both are important. Mutation shows the chain of ownership for agricultural or revenue land. Khata is for urban properties under BBMP or municipal limits. In Bangalore, you need both for a clean title.
How much does property title verification cost in Bangalore?
A full title verification including khata check, EC, mutation, and legal opinion costs between 5,000 and 15,000 rupees at Legal Brigade, depending on the property. We charge a flat fee with no surprises. Some lawyers charge a percentage of the property value, but I don't recommend that. A flat fee is transparent and fair.
How long does a property due-diligence check take?
At Legal Brigade, we usually return a full title opinion in 48 to 72 hours. For urgent cases, we can do it the same day. But if you're doing it yourself, expect at least a week because you'll need to visit sub-registrar offices and get certified copies.
Can I do property verification myself or do I need a lawyer?
You can do basic checks like khata and EC yourself online. But a lawyer brings experience to spot hidden issues—like unreleased mortgages, pending family partition suits, or forged documents. I've seen buyers miss critical details because they didn't know what to look for. If you're investing a large amount, a lawyer's fee is a small price for peace of mind.
What is a PID number and where do I find it?
PID stands for Property Identification Number, a unique 10-12 digit number assigned by BBMP for tax purposes. You can find it on previous tax paid receipts, the sale deed, or by searching the BBMP portal with the property address. It's the fastest way to check khata online.
Does A khata guarantee a clear title?
No. A khata only shows municipal recognition and tax status. It doesn't confirm ownership, pending litigation, or encumbrances. I've seen A khata properties with family disputes or unpaid mortgages. Always get an encumbrance certificate and title search done along with the khata check.
What if the khata is in the builder's name but I'm buying from an individual?
That's common in apartment complexes. The builder holds the khata for the entire land, and individual units have separate khata sub-numbers. Ensure the unit's khata is transferred to the seller's name before you buy. If not, the builder or developer must execute a deed of conveyance first.
Final Thoughts
Checking khata online is quick and free, but it's only the first step in property due diligence. A full check—including EC, mutation, title chain, and legal opinion—protects you from costly mistakes. 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.
For more help, see our property document verification in Bangalore page or read more property buying guides. If you have a specific property in mind, book a free property consultation and we'll guide you through the process.
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.