Khata is one of the most prominent terms in Bengaluru’s real estate market. It is an official document, on which the property owner is confirmed. The property owner verification is issued by the municipal corporation and it facilitates legal and civic processes regarding land transactions. If you are a buyer, a homeowner, or an investor, then comprehending what a Khata is will be very valuable for you to successfully handle transactions in the property market in Bengaluru.
What is Khata?
Khata is an important legal document in the system of property ownership in Bangalore, which the municipal authority Bruhat Bengaluru Mahanagara Palike (BBMP) issues. It serves as the basis for the calculation of the owner’s property tax, especially if it is revised as per the local municipal regulations.
Khata are firstly divided into 3 categories,
- A Khata, wherein all properties are completely legal
- B Khata, for properties that have some minor deviations
- e-Khata, a Khata with the same details, except it is in digital form to facilitate a smoother process.
Khata is one of the necessary documents required at the time of home loan applications, registration of property, and while obtaining essential civic services such as water connection and electricity connection, as it is the only tool that certifies compliance of the property with legal standards as well as payment of taxes.
Key Components of a Khata
- Khata Certificate: A document that is produced by the BBMP, which confirms the legality of the property, thus making it indispensable for all kinds of transactions, registrations, and bank loans.
- Khata Extract: This is a report in which there are complete details of the property, such as PID, ownership, location, and tax assessments. This document is very helpful for the payment of taxes and validation purposes.
- PID (Property Identification Number): This is a one-of-a-kind number that is assigned by the BBMP to recognise and monitor each property.
- Property Tax Details: It consists of the property tax receipts and assessments that have been done, the payment history of the property, and the dues that are unfulfilled to ensure that the property is legally compliant.
- Building Plan Approval: This document demonstrates that the property in question meets the standards of the approved or sanctioned building plans, and it is mandatory for A Khata properties.
- Encumbrance Certificate: An Encumbrance Certificate (EC) is the document that shows the legal encumbrances, if any, such as mortgages or liens, on the property.
Role and Importance of Khata in Construction
- Legal Compliance: Khata acts as an enabler of compliance with municipal building bylaws and zoning regulations; thus maintaining a legal construct in the real estate industry is very much dependent on this.
- Property Tax Assessment: It is a must for the calculation and payment of property tax; thus, the local authorities as well as property owners are kept accountable through this process.
- Access to Civic Services: Only a genuine Khata can give access to the basic services like water, electricity, and sewage connections in construction projects.
- Facilitates Financial Transactions: Banks need Khata to give property owners the green light for loans and mortgages, making it an essential tool for financial assistance.
- Property Registration and Transfer: With property registration, home and ownership transfer are made simple, thus it also paves the way for future buyers to have records maintained in a transparent fashion.
- Construction Approvals: It is with the help of Khata that building permits and consents from BBMP are attained, which in turn certifies that the construction is legal.
Types of Khata
1. A Khata
- Compliance: Properties in A Khata are fully compliant with BBMP (Bruhat Bengaluru Mahanagara Palike) regulations, such as approved building plans, land use guidelines, and zoning laws.
- Availability of Civic Amenities: These properties usually have standard access to municipal services like water, electricity, sewage, and drainage connections.
- Consent for Loan: Home loans can be easily taken on A Khata properties as they satisfy all legal and regulatory norms.
- Property Value: Increased resale value mainly because of the presence of proper legal rights and compliance.
Key Advantages
- No worries about construction or registration in the courts.
- Such properties can be sold, mortgaged, rented, or leased easily without any obstructions.
2. B Khata
- Non-Compliance: B Khata is a classification for properties that are not entirely in conformance with BBMP regulations, which include unauthorised layouts or slight variations from the approved plan.
- Civic Services with Limitations: This kind of property will have a hard time getting basic city services like water and electricity.
- Limited Possibilities of Loan: Most Banks are reluctant to give home loans to B Khata properties due to non-compliance with building laws.
- Legal problems: It is very hard to register or transfer B Khata properties, especially for new buyers.
Key Disadvantages
- They might be accompanied by legal issues that will require rectifications for full resolution.
- Resale and other transactions are restricted, and the execution of construction approvals will be challenging.
3. e-Khata
- Digital Khata: e-Khata is the digitally recorded Khata certificate which has been introduced for easier accessibility and transparency.
- Online Accessibility: The digital Khata enables property owners to download and get a hold of their Khata documents through the BBMP portal.
- Efficient Processing: This paperless system greatly cuts down on the time spent on various manual processes, thereby increasing the effectiveness of property transactions.
Key Advantages
- Saves the time and effort of physically going to BBMP offices.
- Rationalises property record keeping.
A Khata vs. B Khata: Key Differences
| Criteria | A Khata | B Khata |
| Legal Compliance | Fully compliant with BBMP regulations. | Minor violations in layout or building plans. |
| Loan Eligibility | Eligible for bank loans. | Difficult to get loans. |
| Civic Amenities | Easy access to water, electricity, etc. | Limited access to amenities. |
| Registration | Smooth property registration. | Complicated registration process. |
| Resale Value | Higher resale value. | Lower resale value. |
| Tax Payment | Tax payments are accepted without issues. | May face complications in tax payments. |
How to Obtain Khata in Bengaluru?
1. Application Submission
- Get the Application Form: The application form can be procured at the BBMP office. This form is necessary to commence the procedure of Khata.
- Enter The Details of The Property: Fill in the form with the details of your property, such as property size, property tax receipts, and ownership details.
2. Document Submission
- Property Tax Receipts: Make sure that you have the latest property tax receipts.
- Submission to the Revenue Assistant Officer: Submit the filled form along with the necessary documents to the Assistant Revenue Officer (ARO) of the area where the property is located.
3. Time for Processing
- Verification and Processing: The khata request will be done in about one month after the documents are submitted for verification.
4. Khata Charges
Charges for obtaining a Khata certificate or an extract are as follows,
- A Khata Certificate: ₹25 per copy.
- A Khata Extract: ₹100 per copy. This is the money that you can pay at the BBMP office or a citizen service center, from where you can obtain the copies.
B Khata to A Khata Conversion in Bengaluru
Many property owners with a B Khata property wish to convert it to an A Khata. Here are the required steps for B to A Khata transfer:
1. Documents Required for Conversion
- Property Tax Receipts: Justification of taxes paid in full.
- Sale Deed and Title Deed: The legal documents that prove the ownership of the property.
- Occupancy Certificate: Evidencing that the property is good for use.
- Blueprints: Property dimensions, design and location are shown here. These must depict that illegal parts of the building have been modified or removed.
- Land Use Conversion Order: A formal document that changes the classification of land from agriculture to non-agriculture (if applicable).
2. Step-by-Step Process (Offline)
- Make the Necessary Changes: Any illegal aspects of the property must be fixed or removed to ensure that the property is now fully legally compliant.
- File Application with the District Commissioner
- Ensure Tax Payments Are Up to Date: Settle all overdue property taxes.
- Complete the A Khata Application: The form can be sourced from the BBMP office, and the necessary documents and information should be filled in it.
- Submit Application: The filled form, along with tax receipts and other substantiating documents, should be submitted to the Assistant Revenue Officer.
- Verification: The municipal authorities will conduct on-site verifications to check whether the property is now fully compliant with legal regulations.
- Certificate Issuance: The Khata certificate will be issued within 4-6 weeks after the completion of all the processes.
3. Step-by-Step Process (Online)
- Access the Sakala Portal: Visit the online official website to process your request: Sakala.
- Pick the Khata Transfer Option: Selecting the Khata transfer option will be your next step.
- Insert the Necessary Particulars: Key in your details as guided on the portal.
- Scan & Upload Your Documents: Upload your supporting documents.
- Get a Sakala Number: This will allow you to track your application status.
You can download the Khata extract from the same website or other online portals after the completion of the process.
How to Obtain e-Khata in Bengaluru?
Eligibility Criteria for E-Khata
A person who plans to get an e-Khata in Bengaluru should fulfill these criteria,
- Under the jurisdiction of the BBMP: The property must be one of those that fall under the jurisdiction of Bruhat Bengaluru Mahanagara Palike (BBMP).
- Immovable Property: The properties that are eligible to apply for are residential, commercial, industrial, or mixed-use properties.
The following three types of applicants will be allowed to apply for such a certificate,
- Property owners
- Joint owners
- Legal heirs
- Power of Attorney (PoA) holders
- Authorised companies
- District residency: The applicants will be Bangalore residents, of age 18 or above, and should have a valid bank account.
Documents Required for E-Khata Registration
For BDA Allotted Sites/Flats,
- Allotment letter
- Possession certificate
- Encumbrance certificate (Form-15)
- Valid ID of the person who is being issued the property
- NOC from the bank
For BDA Approved Private Layouts/Apartment,
- Layout/Apartment approval
How to Apply for E-Khata Online?
Follow these simple steps to apply for e-Khata online,
1. Visit the e-aasthi website.
2. Select Bangalore Development Authority and choose New E-Khata Application.
3. Register using your Aadhar number and fill out the required details.
4. Upload necessary documents and e-sign the application.
5. Apply and receive an acknowledgment. The certificate will be delivered in around 15 days.
How to Convert Manual Khata to E-Khata?
In case you want to turn your Manual Khata into e-Khata, then,
- Go to https://sevasindhu.karnataka.gov.in/Sevasindhu/English
- Departments & Services – BDA – New e-Khata Application – Click here.
- Click on the Apply Online tab to begin the process.
- Use one of these to get in: user name, password, OTP, or captcha.
- Fill in the necessary details in the form.
- Upload the documents and make the payment.
- Check and print your application form.
- Request for an acknowledgment when the application has been submitted.
To download the e-Khata certificate,
- Go back to the Sevasindhu website and log in under Registered Users.
- View Status of Application is the link to check your application status.
- After getting the approval, select the Issue Document option and under it, click on Output Certificate.
- Download your e-Khata certificate and save it.
BBMP e-Khata Charge
- Registration fee: 2% of the property value.
- Service charge: ₹40.
Conclusion
Knowing the details of Khata is a must-have skill for people who are involved in the real estate sector in Bengaluru. In case you are planning to purchase, sell, or build a property, the proper Khata status is not only going to make your work go smoother, but the property will also be worth more and you will be able to avoid legal problems. To be sure that you are following municipal rules and that your investments are safe, it is important to check the Khata status always before deciding on any property transaction.
Apoorva H P Achar