Just bought a plot in Bengaluru’s rapidly developing outskirts? While you have the sale deed, your property journey isn’t complete without one crucial document: the Gram Panchayat Khata. Skipping this step can lead to future legal disputes, tax complications, and a roadblock to getting a home loan. This guide provides a complete, step-by-step process for a hassle-free khata transfer in Karnataka, saving you time and money.
If you are trying to get the Gram Panchayat khata certificate online, you may be wondering how to procure the e-Khata certificate. Do not worry! We will help you perform all the required steps.
What is a Gram Panchayat Khata?
A Gram Panchayat Khata is a legal document that confirms property ownership of land located under the Gram Panchayat’s jurisdiction. This may include many villages, a town, and an agricultural area. Transferring ownership charges are similar to converting a B Khata into an A Khata.
Further, an E-khata must be obtained when one acquires land under the jurisdiction of the Gram Panchayat. Because it clearly indicates that the land has already been converted into a residential area from agricultural use.
It is also imperative that the transfer of the Gram Panchayat khata be prioritised. Two examples of such documents are a khata extract from the Panchayat and an official order declaring that the land use has shifted from agricultural to non-agricultural. Usually, the total fees for khata transfer and khata land conversion do not exceed 6% of the registration fees.
What is Khata Transfer?
A khata is one of the most important documents legally. Because it denotes ownership of a property and provides details regarding the property. It often targets the ownership of the khata record and updating the status of ownership in the property registries of the State after any transfer of property transaction, gift, or death.
In the case of urban assets, changing the ownership of a khata BBMP(Bruhat Bengaluru Mahanagara Palike) also involves a lot of stress and paperwork. Nevertheless, it is unavoidable that the property’s ownership must be properly recorded, the respective taxes paid, and a loan or permission to construct a building sought.
Types of Khata
Depending on the jurisdiction and validity of the property, there are various kinds of khata:
Khata A
These are given to properties with all the requisite approvals in place and adhere to the relevant bylaws and taxation policies. Under Khata A, one can conveniently apply for housing finance, seek sanction for building plans, and procure occupancy certificates. It comes with a Khata Extract, which includes details about the property and its owner, and a Khata Certificate, which certifies that the property tax records are in the owner’s name.
Khata B
This is released regarding lands that do not possess all the requisite permissions and may have outstanding taxes or clearances. There is no certificate for Khata B, only an extract, and no Property Identification Number (PID) is given.
e-Khata
This is the online version of Khata A for easy access and reconfirmation purposes. It works in the same manner as a physical Khata A, thus making every property transaction easier. Your property must already have a valid Khata A and a Property Identification Number (PID) in order to apply for E-Khata. Properties registered under Khata B can not apply for E-Khata.
BDA Khata
BDA (Bangalore Development Authority) issues this khata for properties located within the city of Bangalore and under its jurisdiction.
CMC/TMC Khata
The statement has been issued by City or Town Municipal Corporations (CMC or TMC) for properties found in the urban-rural periphery of Bangalore, redrawn without Bangalore and handled by municipal bodies respective to the properties.
Gram Panchayat Khata
As has already been explained, this is issued by the Gram Panchayat concerning properties within its jurisdiction. In the case of buying land owned by the Gram Panchayat, E-khata acts as a verification for the transmutation of the land.
Why is Khata Transfer Important?
In the State of Karnataka, a khata transfer must be carried out in respect of property transactions. No property taxes can be paid or ownership registered legally in the absence of a valid khata. Regarding this, the khata document includes a number of property facts, including the name of the new owner, the property ID number, the property’s area and use, its worth, and a tax appraisal.
A Khata Certificate is a legal document available in the municipality that supports the ownership claim over the property and also facilitates the correct registration of property tax under the new property owner’s name.
When is Khata Transfer Required?
These situations necessitate a khata transfer:
- Sale of Property: In order to modify the ownership details after a real estate transaction is finished, the buyer must execute a khata transfer in addition to the selling deed.
- Inheritance (with a will): A khata transfer certificate is necessary if a will transfers property to a legitimate heir.
- Inheritance (without a will): A khata transfer is necessary if the property is transferred; otherwise, it is typically sold when there is no will.
- Gift: A khata transfer is necessary to formally record the new owner’s name if a property is gifted.
Who Processes Khata Transfers?
The location of the property determines which authority is in charge of handling the khata transfer:
- Urban Areas: The City or Town Municipal Corporations (CMC/TMC) or BBMP are in charge of the registration, property tax, and khata transfer procedures for properties located in metropolitan regions.
- Rural Areas: In rural regions, khata-related issues are handled by the Gram Panchayat.
- BDA Properties: The Karnataka Housing Board (KHB) and Bangalore Development Authority (BDA) are in charge of khata registration and transfer for properties under their jurisdiction.
Process for Khata Transfer
Depending on the regulatory organization, the khata transfer procedure differs slightly. This is a summary of the BBMP procedure:
Documents Required
- Registered property documents (sale deed, gift deed, or will)
- Mother deed (earliest registered deed)
- Certified Encumbrance Certificate (EC)
- Latest property tax receipt
- Previous khata certificate or occupancy certificate
- Aadhaar card and PAN card of the new owner
Steps for Khata Transfer (BBMP)
- Register on the Sakala Portal, the BBMP’s online gateway for procedures about khata.
- Opt for the Online Application Form and provide the new owner’s particulars
- Add the data contained in the sale deed and property tax receipt regarding the property in question.
- Finish filling out the form and select the transaction type.
- Attach the necessary files.
- Provide your Aadhaar number in order to get a one-time password (OTP) for the purpose of application verification.
- Please download the acknowledgement slip with the Sakala application number after verification.
- If your documents are verified, you will get a message to continue the payment process.
- Using the Sakala application number, pay the khata transfer fees (2% of the stamp duty during registration) at any Bangalore One centre.
- The khata transfer will be sanctioned within 2 to 3 days after the payment has been made.
- You can download and extract the khata certificate via the Sakala portal or pick it up in person at the BBMP office.
Common Khata Transfer Hurdles and Solutions
The following are Khata Transfer Hurdles and respectful solutions for builders:
- Document and Ownership Mismatch: Builders may face rejections due to inconsistencies across the BBMP, GBA, and sub-registrar databases for property size or ownership details. Thus, they need to cross-verify data through the GBA e-Registry and BBMP Citizen Service Portal before filing.
- Unpaid Property Tax under Dual Jurisdictions: Properties that recently transitioned from BBMP to GBA limits often face duplications in tax records. Thus, builders need to clear both BBMP and GBA-linked property tax dues using the respective payment gateways before submission.
- Pending NOC and Approval from Developers: Builders are now required to obtain GBA compliance certificates for newly added layouts before Khata issuance. Thus, they need to request a verified GBA NOC or compliance acknowledgement from the construction company during documentation.
- e-Khata Verification Delays: The integration between BBMP’s Sakala and GBA’s digital property records has slowed inspection cycles. Thus, track application status through the combined Sakala-GBA portal and escalate delays via the new grievance dashboard if pending over 45 days.
- A-Khata/B-Khata Confusion under GBA Policy: Under GBA’s one-time conversion scheme, many B-Khata properties are pending upgrade, blocking transfers. Therefore, ensure conversion to A-Khata through the official GBA “One-Time Regularisation Scheme” before applying for transfer.
Your Journey from Khata Transfer to a New Home
The following is the complete journey involved in Khata Transfer to building a new home:
- Prepare Documentation: Gather all essential documents such as the sale deed, Encumbrance Certificate (EC), previous Khata extract, and the latest property tax receipts before initiating the transfer.
- Apply on the Sakala or Seva Sindhu Portal: Register as a new user, provide property details, and upload documents digitally. Pay the applicable Khata processing fee—usually 2% of the stamp paper value.
- Verification & Inspection: BBMP or GBA officials verify ownership records and may conduct a physical inspection at the property site.
- Tracking and Status Updates: Use the Sakala application number to track progress online, and receive SMS alerts during each stage of the process.
- Obtain Your e-Khata Certificate: Once approved, download the digital e-Khata certificate from the BBMP portal. This verified document confirms legal ownership.
- Step Toward Homeownership: With the Khata successfully transferred, you can now proceed to secure utilities, home loans, and occupancy, finalising your journey to your new home.
Conclusion
It is vital to transfer the Gram Panchayat or BBMP khata to legally recognize your property ownership. The process consists of multi-tiered procedures and documents.
However, adhering to the right steps assists in easing the transfer of ownership, thus preventing any future problems.
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Frequently Asked Questions
How to convert Panchayat Khata to BBMP Khata?
Apply for DC Conversion to change land use from agricultural to residential, pay betterment charges, and submit the transfer request with Form 9 and 11 extracts via the BBMP or GBA Sakala portal for verification and e-Khata issuance.
What is the cost of Panchayat Khata transfer in Bangalore?
The transfer fee usually ranges between 1.5% and 2% of the property’s stamp duty value, plus nominal Gram Panchayat processing charges (₹500–₹1,000).
Can we buy Panchayat Khata in Bangalore?
Yes, but only on DC-converted and approved layouts; ensure the property falls under regularised or GBA-approved zones before purchase.
Is Panchayat Khata valid?
Yes, but it’s valid only within village limits and doesn’t provide full title for building plan approval or bank loans until BBMP or GBA conversion.
How to convert Panchayat Khata to A Khata?
After DC conversion, pay betterment and property tax dues, apply for BBMP A-Khata certification, and update records in the e-Khata system under the Greater Bengaluru Authority framework.
Apoorva H P Achar