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Frequently asked Questions

What is A-Khata?

✅ A Khata:
- Officially recognized by the municipal authority like BBMP,BMRDA.
- Indicates the property is legal and complies with all building and zoning regulations.
- Allows full ownership rights — eligible for sale, transfer, construction, and modification.
- Required for applying for:
  - Building plan approvals
  - Property loans/mortgages
- Helps in easy resale and higher property valuation.
- Mandatory for paying property taxes to the municipality.
- Can be obtained only after clearing all dues, including betterment charges (if applicable).
- Essential document for Khata transfer after property sale or inheritance.
- Important for property regularization and participating in government schemes.
- Provides legal security — protects against demolition or penalties for illegal constructions.

📄 What is a Conversion Certificate?

A Conversion Certificate is an official government document that allows agricultural land to be legally used for non-agricultural purposes like building a house, apartments, shops, offices, etc.
In India, by default, most land is classified as agricultural. If you want to use it for any other purpose (residential, commercial, industrial), you must apply to the government and get the land "converted" — this permission is given through a Conversion Certificate.
Without it, you cannot legally build anything on agricultural land.
Banks won't approve home loans on agricultural land without conversion.
Helps avoid future legal problems like demolition notices or penalties.
Shows that your property is 100% clear for urban use.
The Deputy Commissioner (DC Office) or the Revenue Department of the area issues it after proper verification.
In Karnataka, for example, it is issued under Section 95 of the Karnataka Land Revenue Act, 1964.

What is B-Khata?

🔍 What is B-Khata?
It is an unofficial property record maintained in the "B Register" by BBMP.
Applies to properties that lack official approvals from planning authorities (like BDA or BMRDA).
Banks usually don’t offer loans on B-Khata properties.
Can't be sold or resold easily without converting to A-Khata.

What is Survey Number?

The survey number is a unique identification number assigned to a specific piece of land by the land revenue department of a state or region. It is used to track land ownership, boundaries, and legal status in official government records.
This number helps identify exactly where the plot is located within a larger land area or village, and is often used in property registration, land disputes, and title verification.

What is CERSAI Search Report?

✅ CERSAI Search Report:
- Purpose and Use: A CERSAI (Central Registry of Securitisation Asset Reconstruction and Security Interest of India) Search Report helps verify whether a property is already mortgaged or has any existing security interest (like a bank loan) registered against it. It protects buyers and financial institutions from fraudulent or double transactions by showing if the property is free of encumbrances.
- Key Information Provided: The report includes debtor details (like name, PAN, date of birth), asset details (such as type of property, location, survey number, area), and security interest details (amount of loan, type of charge, lending bank, date of mortgage creation and registration). It confirms whether the charge is still active (unsatisfied) or has been cleared (satisfied).
- Legal and Transactional Importance: It acts as a legal proof of any existing mortgage and helps in due diligence before buying or lending. Financial institutions use it before approving loans, and buyers check it to ensure the property is not under any financial liability or legal dispute.

Why go for Certified copies of property documents?

📜 Why go for Certified Copies of Property Documents

Legal Verification & Authenticity: Certified copies are officially issued by government authorities (like the Sub-Registrar or BBMP) and serve as proof that the property documents are genuine, properly registered, and part of public records—critical for legal cases, loan processing, and ownership disputes.
Protection & Backup: These copies safeguard you from forged documents and act as a legal substitute if the original is lost, stolen, or damaged—ensuring continued protection of your rights.
Risk Detection & Due Diligence: Certified copies reveal key property details such as mortgages, encumbrances, and ownership history—helping buyers, banks, and lawyers detect hidden liabilities and avoid disputed or debt-ridden properties.

What is Rajakaluve?

A Rajakaluve is a canal or drain originally built or naturally flowing to carry rainwater from lakes, ponds, and elevated areas to other water bodies, preventing flooding and maintaining natural drainage.
⚠️ Why It's Important:
- Properties built on or encroaching a Rajakaluve are often considered high-risk by banks and are typically ineligible for home loans or funding
- Such land can flood easily during rains, and buyers may face legal or municipal issues.
- BBMP (Bruhat Bengaluru Mahanagara Palike) often conducts drives to clear encroachments on Rajakaluves.
✅ Check Before You Buy:
Always ensure that the property you are considering is not on a Rajakaluve or its buffer zone. A proper land survey or certified document can help confirm this.

What is Property Tax Certificate?

🧾 What Is a Property Tax Certificate?

A Property Tax Certificate is an official document issued by the local municipal body (like BBMP in Bengaluru) that shows:

The property tax has been paid up to a specific date.
The details of the property, such as owner's name, property ID, location, and dimensions.

It is generated after tax payments and acts as a receipt and legal proof of property ownership and compliance.

✅ Why It's Important for Verifying Land Authenticity

Proof of Ownership
It shows who is paying tax on the property — usually the lawful owner or occupant.
Confirms Government Records
It confirms that the property is registered with local authorities and listed in the municipal tax database.
Reveals Legal Status
If the property is illegal, encroached, or unapproved, it often won’t have a valid tax certificate or may show inconsistencies.
Used in Legal and Financial Matters
Essential when:
- Applying for home loans
- Getting property verified by lawyers
- Applying for building approvals
Shows No Outstanding Dues
A valid and updated certificate ensures there are no unpaid taxes, which could become a liability for buyers.

Why Revenue Court Case Check??

⚖️ Importance of Revenue Court Case Check in Verifying Land Documents
Checking for revenue court cases is a critical part of property due diligence, especially for land. Here's why:
1. Detects Ongoing Legal Disputes
- Reveals if the land is involved in ownership disputes, partition cases, or illegal transfers.
- Helps you avoid buying land that could later be claimed by someone else.
✅ Prevents future legal trouble or financial loss.
2. Uncovers Claims by Government or Heirs
- Revenue court records show if the land is marked for government acquisition, inherited claims, or encroachment notices.
- This information is often not visible in sale deeds or Khata documents.
✅ Ensures no hidden risks tied to family or public claims.
3. Essential for Loan & Legal Approval
- Banks and legal experts check revenue court cases to confirm clear title before giving loans or issuing legal opinions.
✅ A pending case can lead to loan rejection or sale cancellation.

Why Record of Rights, Tenancy, and Crops (RTC) Check?

RTC stands for Record of Rights, Tenancy, and Crops — a key land ownership record maintained by the Revenue Department (especially in Karnataka). It's also called Pahani.
1. Confirms Legal Ownership
- The RTC clearly mentions the current landowner’s name as per government records.
- Helps verify if the seller is the true, lawful owner of the land.
✅ Prevents fraud or illegal transactions.
2. Reveals Land Classification & Usage
- Shows whether the land is agricultural, non-agricultural, forest land, etc.
- Helps confirm if the land can be legally used for building, farming, or commercial purposes.
✅ Ensures compliance with zoning and land use laws.
3. Displays Crop and Tenancy History
- RTC mentions crops grown and if land is under tenancy or leased out.
- Useful in identifying if the land is under any tenant claims or rights.
  📆 How Many Years of RTC Are Required?
  - For legal verification and due diligence, past 30 years of RTC records are generally recommended.
  - Confirm clear chain of ownership
  - Detect disputes, encroachments, or unauthorized claims
✅ Critical for agricultural land buyers and loan applicants.

What is Guidance Value?

Guidance value
(or guideline value) is the minimum price at which a property can be registered in an area. It’s fixed by the Karnataka government and is used to calculate stamp duty and registration charges.
Guidance value is revised annually, while market value fluctuates regularly.
Stamp duty is based on guidance value (not market value).
Property can’t be registered below guidance value.
Stamp duty, capital gains tax, and loan eligibility all depend on it.
Banks sanction loans based on guidance value, not market value.

Why Encumbrance Check?

🔍 Importance of Encumbrance Check
An Encumbrance Check ensures that a property is free from legal or financial liabilities. It is one of the most critical steps in verifying land before purchase.
Reveals Outstanding Loans or Mortgages
Shows if the property is already pledged with a bank or financial institution.
Helps you avoid buying land that could be seized for unpaid loans.
✅ Essential for confirming financial freedom of the property.

Why Mutation Record Check Is Important?

Confirms Latest Ownership Update
- Proves that the buyer's name has been legally updated in land revenue records.
- Mutation is essential to legitimize ownership for tax and government purposes.
Linked to Property Tax and Revenue Rights
- Ensures that the correct owner is paying property tax and holding rights to sell, lease, or develop the land.
Prevents Legal Conflicts
- Mutation history shows if there are disputes or irregularities in the title chain.
  📆 How Many Years of Mutation Records Are Needed?
  - For proper legal verification, mutation records of the last 30 years are typically checked.
  - This ensures a clear chain of title and verifies that all ownership transfers were recorded without conflict.
- Helps spot unauthorized or fraudulent transfers.

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