Planning to buy property in Bangalore, you’ve probably heard horror stories about documentation fraud, fake khatas, or disputed titles.

And honestly? Those concerns are completely valid.

Bangalore’s real estate market moves fast, but its documentation system is complex. Multiple authorities, BBMP, BDA, BIAPPA, BMRDA, each have their own approval rules. Add to that the city’s long history of litigation and land fraud, and you’ll understand why proper documentation is the only real protection you have as a buyer.

That’s why this guide exists. It covers all the documents required to buy property in Bangalore, including title, approvals, compliance and tax records.

In this complete, Bangalore-specific documentation checklist, you’ll learn:

• which documents are absolutely non-negotiable,
• how to verify whether a property is legally clean,
• what legal checks your lawyer must do (with links to official authorities),
• how much you’ll pay in stamp duty, registration & hidden costs,
• and the realistic timelines for each step, from document collection to khata transfer.

Whether you’re buying your first home, upgrading, or making an investment, this step-by-step guide will help you navigate Bangalore’s documentation maze with confidence and avoid every major red flag that traps most buyers.

 

Understanding Property Types in Bangalore

Before diving into documentation, you need to understand one thing clearly:
Not all properties in Bangalore follow the same rules.
And the documents you’ll need, and the risks you should look for, depend entirely on the type of property you’re buying.

Below is the simplified breakdown.

BDA vs. BBMP vs. Panchayat Properties

BDA (Bangalore Development Authority) sites are approved for development and are considered safe. BBMP (Bruhat Bengaluru Mahanagara Palike) properties are within the city limits and require approval from the local governing body. Panchayat properties are in rural areas and have their own conversion rules.

Apartment vs. Villa vs. Plot

Buying an apartment? You’ll need RERA registration, occupancy certificates, and society formation documents.

Going for a villa or plot? Focus on land conversion certificates, layout approvals, and clear title chains.

Under-Construction vs. Ready-to-Move

Under-construction properties require RERA compliance verification and construction stage audits. Ready-to-move properties need completion certificates and occupancy certificates before you can legally occupy them.

Here’s a tip: Always check the RERA status, regardless of property type. It’s your first line of defense against builder fraud.

 

Necessary Property Documentation: Complete Checklist

This is the part most buyers rush through and regret later.
In Bangalore, one missing document can haunt you for years: bank loan issues, delayed khata, litigation, resale problems… you name it.

Here’s the only checklist you should trust.

1. Core Ownership & Title Documents

These tell you who really owns the property and whether the ownership is clean.

• Registered Sale Deed
  The final and most important proof of ownership.
• Mother Deed / Title Chain (30–50 years)
  This shows how the property changed hands over decades.
  If this chain has gaps → that’s a red flag.
• Possession Certificate
  Confirms the seller actually has possession.
• Previous Agreements / GPAs / SPAs (if any)
  These help trace earlier transactions.

2. Government Approvals & Land Conversion Documents

These tell you whether the property is legally approved for what you’re buying it for.

• DC Conversion Certificate
  For plots outside BBMP limits.
  Converts agricultural land to residential/commercial use.
• BDA / BBMP / BIAPPA / BMRDA approvals
  Depends on where the property is located.
• Sanctioned Layout Plan / Building Plan
  This must match the actual site.
  If plans don’t match reality, banks may refuse loans.

3. Compliance Certificates

These confirm the building was constructed legally.

• Completion Certificate (CC)
  The construction matches the approved plan.
• Occupancy Certificate (OC)
  You cannot legally occupy an apartment/home without this.
• Commencement Certificate
  Proves construction started with approvals.
• RERA Registration Number
  Mandatory for projects launched after May 2017.
  If a builder avoids RERA, avoid the builder.

4. Revenue & Taxation Documents

These show the property’s financial and legal cleanliness.

• Encumbrance Certificate (EC) – 13–30 years
  Shows all registered transactions: sales, loans, mortgages, and court orders.
• Khata Certificate (preferably A-Khata)
  Essential for taxes, loans, electricity/water connections.
• Khata Extract
  Contains property details from BBMP/BDA records.
• Property Tax Receipts (last 3 years)
  If taxes are unpaid → transfer delays are guaranteed.
• RTC / Mutation Records (for plots/land)
  Shows ownership in revenue records.

5. Personal & Financial Documents (Buyer/Seller)

For your final registration at the Sub-Registrar’s Office (SRO), you’ll need:

• Aadhaar
• PAN
• Passport-size photos
• Home loan sanction letter (if applicable)
• NOC from the bank (if the seller’s property is mortgaged)

Pro tip:
Create a folder (digital + hard copy) and store every document you receive.
Lost paperwork = delays + re-verification + repeated SRO visits.

 

Legal Verification in Bangalore

Now that you know which documents to collect, let’s talk about how to check them. Getting legal help is very important at this stage.

Title Due Diligence: Tracing Ownership History

Your lawyer will trace the title back 30+ years to ensure a clean chain of ownership. They’ll cross-verify this with RTC (Record of Rights, Tenancy and Crops) extracts to catch any discrepancies.

Think of it like this: you’re not just buying property from one person, you’re inheriting their entire ownership history. If there was a dispute 25 years ago that wasn’t properly resolved, it’s your problem now.

Encumbrance & Litigation Check

The Encumbrance Certificate reveals every legal transaction, sales, mortgages, and court orders related to the property.

Your lawyer will interpret the Executive Committee for red flags, search for pending litigation in local civil courts, and check revenue records for any claims or liens.

Land Classification & Zoning Verification

Is the land agricultural or non-agricultural? This is important. Properties on agricultural land that haven’t been legally changed for residential use are considered illegal for that purpose.

Your lawyer will verify the land classification status, the approvals from the Village Panchayat (for panchayat areas), and compliance with the Karnataka Land Reforms Act.

RERA Legal Compliance Check

For under-construction projects, RERA verification is non-negotiable. Your lawyer will check the builder’s RERA registration status, verify the promoter’s details and track record, assess the current construction stage against the promised timeline, and ensure that 70% of the buyer’s money is held in an escrow account.

Physical Survey & Boundary Verification

Documents can lie, but land doesn’t. A physical survey using PR Card, Survey Number, and Tippani documents ensures the boundaries match what’s on paper.

Formal Legal Opinion

After completing all the checks, your property lawyer will give you a formal legal opinion. This document summarizes what they found and advises you on whether to go ahead with the purchase. This opinion has helped many buyers avoid fraud.

Stamp Duty & Registration Charges in Bangalore (2025 Update)

Standard Stamp Duty Rates

Stamp duty in Karnataka is calculated on either the sale value or the government-set guidance value, whichever is higher.
The base rate in Bangalore is mostly 5%, but the final amount varies depending on location, property value slabs, and government notifications. Women buyers and first-time homebuyers may receive occasional concessions, but these change year to year.

Because these rates are updated periodically, the safest approach is to check the Kaveri 2.0 portal on the day you plan to register. It gives you the exact stamp duty based on your property’s location and value, without guesswork.

Registration Fees

Registration fees have undergone changes in recent notifications. While earlier it was capped at 1%, some categories now fall closer to ~2%, depending on government revisions.

Again, the number is not static — so verifying it directly on Kaveri 2.0 is essential.

A simple rule to remember:
Stamp duty + registration + cess/surcharges usually total around 6–8% of the property value.

Hidden Costs You Should Budget For

When planning your budget for property transactions, don’t forget to account for additional expenses such as scanning and service fees at the Sub-Registrar Office, which can range from ₹500 to ₹2,000.

Lawyer fees for documentation range from ₹10,000 to ₹50,000, depending on the property value; document handling and notarization costs range from ₹2,000 to ₹5,000; and title verification charges range from ₹5,000 to ₹25,000.

In total, expect to budget an additional 7–8% of the property value for all registration-related costs.

Timelines: How Long Does Everything Take?

Document Collection

If the seller is organised, collecting all property-related documents usually takes 1–3 days.
However, if they need to retrieve missing papers from BBMP/BDA, banks, or older records, this stage can stretch to a week or more. Older houses often take longer because their documents aren’t always digitised.

Legal Verification

For most standard properties, legal verification takes 3–7 days.
If the title chain is complicated, there are old encumbrances, or multiple owners are involved, expect 10–15 days.

This stage cannot be rushed. A good lawyer will verify past transactions, revenue entries, court cases, and RERA records (if applicable).

Drafting & Agreement Stage

Once verification is complete, the sale agreement or sale deed is drafted. This usually takes 1–2 days, including reviews and corrections.

If a bank loan is involved, add 1–2 more days for the bank’s documentation.

Registration at the Sub-Registrar Office

If you book a slot through Kaveri 2.0, registration can be completed the same day.
The process — biometric verification, payment confirmation, signing, and final document issuance, takes 1–2 hours, depending on how busy the SRO is.

Khata Transfer / Name Transfer

This is where most buyers face delays. Timelines differ by authority:

• BBMP: 30–60 days

• BDA: 15–45 days

• Panchayat / BIAPPA / BMRDA: 30–90 days

Having the seller’s latest tax receipts and OC/CC (if applicable) helps speed things up.

Why You Shouldn’t Commit to a Move-In Date Early

Until the property is registered and your khata transfer is officially in progress, avoid setting a move-in date, booking interiors, or planning renovations.

Delays in verification, document retrieval, or portal backlogs can easily shift timelines by weeks.

Conclusion

Buying property in Bangalore can be safe. By checking documents carefully, doing legal research, and getting help from experts, you can handle even complicated deals with confidence.

Remember these key takeaways.

Always check the legal details, even if you trust the seller. Make sure to verify documents on official government websites, not just the copies they give you. Set aside money for legal fees, they protect you from losing a lot. And if something doesn’t feel right, walk away. There will always be another property, but you can’t recover money lost to fraud.

Use this checklist as your roadmap. Take your time with each step. Ask questions when you don’t understand something. And partner with experienced legal professionals who know Bangalore’s real estate landscape inside out.

Your dream home in Bangalore is waiting; make sure it comes with clean, verified documentation. That’s the only way to ensure your property investment brings you joy, not legal headaches.

Happy house hunting, and here’s to your safe, secure property purchase in Bangalore!