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FAQ's

Before proceeding ahead with booking a property or registering a property, one should know the various agencies involved in layout and building plan approval. Some of the main agencies involved in real estate include BBMP, BDA, BMRDA, BIAAPA, DTCP, LDA, etc.

  • What is a title deed?

    A title deed is a legal document used to prove ownership of a given property.

  • What is Khata?

    A Khata is a legal identification document containing all the details of a particular property for instance, the name of the owner, size of the building or plot, exact location and other such important particulars which helps in filing the property tax to the concerned authority. 

    A Khata is an important document required in case of a building license, trade license or to obtain any loan from the bank or any other financial institutions. Since all citizens owning a property in India must pay property tax, you are eligible to own a Khata.

  • What is the difference between a title deed and a Khata?

    A title deed is a legal document through which a person derives title or ownership of the given property, however, on the other hand a Khata is an account of assessment of property for the payment of property tax, it only describes ownership does not confer it.

  • Is it necessary to register in Office of the Sub Registrar to get khata transferred in respect of property acquired by inheritance?

    Not necessary. After the death of owner of a property his heirs, such as wife, children i.e. male and female, married or unmarried may get the Khata transferred on production of death certificate of the owner with details of property held by him to the following officers. 
    If property is an agricultural land - Tahasildar (See Sec.128 of Karnataka Land Revenue Act, 1964) Offices of Corporation, Municipality, Panchayat or City survey if such office exists.

  • Regulatory Bodies in Bangalore

    There are several regulatory bodies in Bangalore, most popular ones are:

    BBMP

    Bruhat Bengaluru Mahanagara Palike (BBMP) is the administrative body responsible for the civic and infrastructural assets of Greater Bangalore metropolitan area.

    BBMP is responsible for “orderly development of the City”. 

     BDA

    The Bangalore Development Authority (BDA) is a governmental organization and the principal planning authority for Bangalore city. 

    The BDA is

     BMRDA 

    Bangalore Metropolitan Region Development Authority (BMRDA) is an autonomous body created by the Government of Karnataka for the purpose of planning, co-ordinating and supervising the development within Bangalore. 

    It is also responsible for all layouts in land that falls outside the Bangalore City limits.


  • How to apply for a Khata?

    If one owns a property in Bangalore, they need to buy an application form (Rs.10/-) from BBMP or download it online and submit it. It generally takes 15 days to process the application. The following documents to be submitted with the application: 

    • Title deed 
    • Tax Paid 
    • Sketch of the property clearly showing boundaries and location of the site
    • Improvement charges 
    • Encumbrance Certificate for vacant sites 
    • Flow chart of title
  • The Difference between an A-Khata and B-Khata

    A-Khata properties are those that exist in layouts that have been developed only after obtaining valid sanctions and approvals. 

    B-Khata properties are those unauthorized constructions in the City built on land without valid sanctions and approvals, despite what many think B-Khata is not an entitlement to the property, but simply an acknowledgement that tax for the said property is being paid to the Government. It is not a title deed, it is just an identification entered in a register titled “B” and hence the name B-Khata. B-Khata is not considered as a valid Khata extract.

    For Buyers

    It is always advisable for buyers to go in for an A-Khata property as in case of B-Khata one is not entailed to possess a building licence, trade licence or avail loans from banks or any financial institutions. 

    With B-Khata registration of property, a person will not be able to avail loans from nationalized banks. Therefore, it is suggested that the buyer invests in an A –Khata property with all clearances to avoid future financial hurdles.

    We feel that only 5% of the sites in Bangalore are eligible to apply for an A-Khata because of minimal deviation which can be regularized. Constructions with minimal deviation and which have followed the norms set by regulatory bodies to a certain limit are only eligible for regularization the remaining will be titled as B-Khata itself. 

    Properties with minimal deviation can convert B-Khata to A-Khata; the following is required to do so:

      • You should have a DC converted property 
      • Tax must be paid till date 

    Betterment charges for conversion needs to be paid to the BBMP


  • What is the list of documents that you should verify before booking a property?

    A. Confirm the approved plans from the appropriate authority are in place.
    B. Check that all other permissions from various authorities are in place. E.g. Utility Companies, Environment clearance, Airport Authority, etc.
    C. Confirm that the Land title is clear and there is no disputes/litigation (Title Certificate).
    D. Confirm Builder has the Intimation of Disapproval (IOD) and commencement Certificate (CC) to start construction.
    E. Have the agreement evaluated by an Advocate. Check possession date promised and provide for penalty if Builder does not deliver as agreed.
    F. Check and negotiate the payment schedule.

  • What is an occupancy certificate?

    An occupancy certificate is granted by the plan sanctioning authority once the building is complete and ready for Inhabitation. In some places, an official water connection is granted only after the OC has been obtained. This document is given after verification that the construction has been carried out in accordance with the approved plans. The builder is not entitled to give possession and the unit buyer is not allowed to occupy the unit till the OC has been obtained. Further, the property comes into existence on and from the date of granting of OC. Property taxes are also levied as a unit from the OC date.

  • What is a sale deed?

    A sale deed, also called a “conveyance”, is a document which transfers immovable property be it land or a house, flat, office or other structure to another person. In almost all cases, the sale deed must be registered compulsorily except in the case of resale of units in existing cooperative societies where the state law grants a specific exemption from registration. Regardless, all sale deeds are liable for stamp duty and the rates vary from state to state. Also the duty depends upon various factors, such as age of building, location and type of unit and so on.

  • What is a title deed?

    A title deed is a document that proves the right of a person to an immovable property. A person can acquire an immovable property by various means and a properly stamped and executed document evidencing the transaction is a title document. For example a sale deed, a release deed, a relinquishment deed, a gift deed, a family settlement deed, a partition deed, a will all are evidence of how a person has acquired an immovable property and may be called title deeds.

  • Due diligence before buying a resale property

    1. Check for a duly stamped registry
    2. Ensure no dues are accorded to the builder
    3. Check for seller’s name in municipal records
    4. Confirm seller’s membership in the society (if formed)
    5. Ensure there are no pending bills, charges or taxes
    6. Make sure that the property is mortgage free
    7. Sanctioned Building Plan (to ensure no unauthorized construction)
    8. Previous title documents (that chain of title is complete)

  • Explain the Power of Attorney?

    There are two kinds of Power of Attorney. 
    1. General Power of Attorney (GPA) 
    2. Special Power of Attorney (SPA) 
    a) General Power of Attorney is executed by a person in favour of another to act on behalf of him generally. It may include management of property, Court matter/litigations, sale of mortgage of property or any other act. 
    b) Special Power of Attorney is executed to do a particular act. Power of Attorney holder is answerable to the principal and liable to give accounts to him.
  • When would a General Power of Attorney gets cancelled?

    GPA automatically gets cancelled on the death of Executant. 
     Principal (Executant) may cancel it any time. 
  • What does Irrevocable Power of Attorney mean?

    If the Power of attorney is executed for consideration in respect of property it cannot be unilaterally revoked, prejudicial to the interest of the agent (See Sec.202 of Indian Contract Act, 1872).

  • What is the meaning of a Special Power of Attorney?

    Power of Attorney executed by a person in favour of another to act on his behalf for specific purpose is called Special Power of Attorney. 

     If a person is unable to go over to registry office to present a document executed in his favour or to admit execution of document executed (signed) by him, such power of attorney shall be authenticated or attested by a Sub Registrar. Otherwise they are not acceptable for the purpose of registration.
  • Is it compulsory to register power of attorney attested in India by Magistrate or notary?

    They need not be registered. But General Power of Attorney containing authority to present or admit execution of a document executed by the principle is not acceptable for such presentation or admission of execution unless they are attested or authenticated by a Sub Registrar.

  • Is it compulsory to register General Power of Attorney executed by persons residing out of India and attested by officers of Consulate office of India in that country?

    It is not necessary to register. But Stamp duty as per Article 41 shall be paid within 3 months from the date of receipt of the power of attorney in India.

  • Is it compulsory to get a Power of Attorney attested by a Sub Registrar if it has already been attested by Magistrate or Notary, under which documents are signed by the agent?

    Not necessary

  • What is meant by Encumbrance Certificate?

    Encumbrance Certificate is a record showing registered transactions pertaining to a property. If mortgage, sale or any other deeds in respect of a property are registered, encumbrance certificate is issued Form No.15. 
    Click here to download Prescribed application form no.22 to obtain Encumbrance Certificate.


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Lone Heights Realty

Office : # 309 Prestige Meridian 2,

MGRoad, Bangalore-560001

Mobile number : +91 9535016311

Landline : +91 9901066221

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