Buying Property in Bengaluru: 10-Step Legal Guide (2026)

In short

Before paying any money, check who really owns the property, whether it is legally approved, and whether it has an A-khata or e-Khata. Pay the seller by bank transfer, keep every receipt, and register the sale deed in your name.

Buying a home is usually the biggest purchase of a lifetime. A little checking before you pay can save years of trouble later. Here is the process in plain language.

Step 1: Fix your budget, including the extra costs

The price is not the only cost. Add stamp duty, registration fee, legal fee, loan charges, society or transfer charges and, for larger deals, the 1% TDS paid on the seller’s behalf. In Bengaluru these government charges together can be close to 7.6% of the value for properties above ₹45 lakh. See our guide to the registration checklist for the current break-up.

Step 2: Ask for the documents early

Ask the seller for copies of the documents before you pay an advance. At minimum you need the sale deed or other title deeds, khata certificate and extract, latest property tax receipt, encumbrance certificate and, for a flat, the approved plan and completion or occupancy certificate. Our property document checklist lists exactly what to ask for each type of property.

Step 3: Have the title checked

A title check traces how the property reached the seller, usually for the last 30 years. It confirms that the seller can legally sell, that no co-owner or legal heir has been left out, and that no court case, mortgage or attachment is pending. A written legal opinion from an advocate is the safest way to do this.

Step 4: Get the Encumbrance Certificate (EC)

The EC shows registered transactions such as sales and mortgages on the property. You can apply for it online through the Kaveri portal of the Karnataka Registration department. Check at least the last 30 years.

Step 5: Check khata and approvals

Prefer a property with an A-khata (now available as e-Khata). A B-khata property may be harder to finance or resell. Read our khata guide.
For a site, check that the layout is approved by the BDA, BBMP, BMRDA or the town planning authority, and that the land was properly converted for residential use.
For an under-construction flat, check that the project is registered on the K-RERA website and that building plan sanction is in place.

Step 6: Verify the seller and the paperwork on the ground

Meet the owner, check Aadhaar and PAN, and visit the property. Confirm who is in possession. If someone is signing on the owner’s behalf, ask for the power of attorney and read our note on power of attorney rules in Karnataka.

Step 7: Sign an Agreement to Sell

Record the price, advance, balance, deadline for registration, what happens if either side backs out, and the documents the seller must deliver. Pay by cheque or bank transfer and never in cash. Keep proof of every payment.

Step 8: Apply for your loan

Banks have their own lawyers who check the title again. Start early, as a bank can take a few weeks to approve a loan.

Step 9: Pay TDS, stamp duty and register the sale deed

If the price is ₹50 lakh or more, the buyer deducts 1% TDS from the seller’s payment and deposits it with the Income Tax Department. Then pay stamp duty and registration fee and register the sale deed before the Sub-Registrar. Details are in our TDS guide.

Step 10: Complete the after-sale formalities

Transfer the khata to your name, change electricity, water and property tax records, and store your original documents safely. See our after-purchase checklist.

Tip: Do not pay a large advance only on the basis of a photocopy, a WhatsApp forward, or a promise that “papers will be ready later”.

Frequently asked questions

How long does a title check take?

For a straightforward property it usually takes a few working days after you hand over all the documents. Old or inherited properties take longer.

Is an agreement to sell enough to become the owner?

No. In India, ownership of immovable property passes only through a registered sale deed (or another registered transfer document).

Should I buy a property with B-khata?

It is possible but riskier. Loans, resale and approvals can be difficult. Get legal advice and check whether it can be converted to A-khata.

Do I need a lawyer if the builder gives me a standard agreement?

It is wise to have the agreement and title reviewed before you sign. Builder agreements are drafted to protect the builder, and terms such as delay penalties and possession dates matter.