Property Document Checklist: Bengaluru Site, Flat, Land

In short

The documents you need depend on the type of property. Ask for them before paying any advance, and have an advocate read them together, because one missing paper can make a good-looking property difficult to sell later.

Use this checklist as a starting point. Not every item applies to every property, and a lawyer may ask for more after reading your papers.

Documents needed for every property

Sale deed or other title deed of the present owner, and the earlier (“mother”) deeds
Encumbrance Certificate for the last 30 years
Khata certificate and khata extract (A-khata or e-Khata preferred)
Latest property tax receipt
Seller’s Aadhaar and PAN
Electricity and water bills (to confirm no dues)

Site in a private layout (BDA, BMRDA or BBMP limits)

Approved layout plan and the layout development approval
Conversion order showing the land was converted for non-agricultural use
Release letters or sale deeds of the area handed over for roads and parks
RTC (pahani) and mutation records of the parent land
Katha for the individual site, and the site’s sketch with boundaries

Converted revenue land

Land conversion order and the plan attached to it
Sale deeds going back 30 years, RTC and mutation extracts
Survey sketch (akarband) and survey number
Proof that the land is not under acquisition or any restriction

Agricultural land in Karnataka

RTC (pahani) for recent years and mutation register extract
Survey sketch and tippani
Partition deeds, family tree, or heirship documents if inherited
Land records showing no tenancy, court case or loan on the land
Rules on who can buy agricultural land were relaxed by the 2020 amendments, but conditions still apply. Get these checked before paying anything.

BDA site

Allotment letter and payment receipts
Possession certificate
Lease-cum-sale agreement and the final sale deed (also called the absolute sale deed)
Khata certificate and the latest tax receipt
No-dues certificate from the BDA

Flat or apartment

Sale deed and the builder’s title deed for the land
Sanctioned building plan, commencement certificate, completion or occupancy certificate
K-RERA registration number of the project
Society or association “No Objection” and maintenance dues certificate (for resale)
Allotment letter and builder-buyer agreement (for a new flat)
Bank NOC if there is an existing loan, and the original documents held by the bank

Red flags: Seller says “originals are lost”, owner lives abroad and is not reachable, property is in a dead person’s name, khata is not in the seller’s name, or the price is much lower than nearby properties.

Frequently asked questions

How many years of Encumbrance Certificate should I take?

At least 30 years. A longer period is better if the title is old.

What if the seller has lost the original sale deed?

The seller should obtain a certified copy from the Sub-Registrar and give a police complaint copy or newspaper notice. Your lawyer should advise before you proceed.

Is RERA registration needed for resale flats?

No. RERA applies to registered projects sold by promoters. For resale you rely on title documents, khata and society records.