Few days back I came across the question from one of my friend and client who is interested to purchase land and that land is of B Khata. He asked me is it good to have this property with B khata and what is the difference between A Khata and B Khata. So just thought to write up on this issue.
First let us look at what is meant by “Khata” according to BBMP (Bruhat Bangalore Mahanagara Palike). Khata is an account of assessment of a property, recording details about your property such as size, location, built up area and so on for the purpose of payment of property tax. It is also a kind of identification of the person who is primarily liable for payment of tax. It is required when you require a building license, trade licence or loan from banks or any other financial transactions. It is mandatory for all property owners to pay property tax, hence you need to have khata.
Now difference between Khata and Title Deed is, khata is an account of assessment of a property for payment of tax only. Hence khata will not confer ownership of property. Whereas Title Deed is the valid document which confer ownership on property.
Let us look at the reasons behind the origin of A Khata and B Khata lands. In 2007, those under the seven City Municipal Councils (CMC)?of Bommanahalli, Dasarahalli, Krishnarajapuram, Raja Rajeshwari Nagar, Mahadevapura, Byatarayanapura, Yelahanka, one Town Municipal Council (TMC) of Kengeri and 110 villages, were brought under the fold of the Bangalore Mahanagara Palike (BMP). Following this expansion and creation of the Bruhat Bangalore Mahanagara Palike (BBMP), those who did not have appropriate approval from the concerned land development authority and yet to come under the ambit of the Palike were issued an acknowledgment which was in common parlance known as ‘B’ Khata.
However, in reality, ‘B’ Khatha does not exist. Property identification numbers are entered into a register called as ‘B’ register stating that the civic agency has been paid its dues by the property owners. For citizens in need of an approval from the appropriate land development authority but have a Deputy Commissioner (DC)?conversion, the BBMP re-introduced Betterment Charges which will entail people to take a Khata on their property. This is how B Khata originated in the mind of property owners but not legally 
Now the disadvantages of having B khata is that, you will not get building license, trade licence or loan from banks or any other financial transactions. Hence it is big hurdle to have B Khata land. Now what are the ways of converting B Khata land to A khata?
By paying betterment charges you can convert B Khata to A Khata. But you will face lot of hurdles, few of them are as below.
1) You should have DC converted property
2) Tax must be paid till date
3) Betterment charges for the conversion property need to paid to BBMP.
So the solution is to avoid purchasing B Khata properties and prefer A Khata to have comfortable position in dealing future financial transaction hurdles.
Related Post:-UPOR or PR Card-All property details in one card for Karnataka
Happy news!!! (dated 21st Sept 2012)-From today onwards Mr.D.Srinivasa, Advocate by profession and expert on property issues will answer your queries on this platform. Hence request you all to post your doubts regarding khata issue of Bangalore property by commenting to this post and he will reply to those quarries.
Mr.D.Srinivasa’s Profile-He is practising advocate since 1980 conducting mainly on civil disputes, property matters, cheque bounce cases, etc., he have worked as Assistant Law Officer in Bangalore Development Authority from 1986 to 1995. He is very well conversant with land acquisition cases, property disputes,etc., he have been giving legal opinion on property papers for various societies and banks and registration of various documents.
Can you please let me know, what constitutes “Title Deed”?
Somebody told that:
Suppose person B has bought property from person A.
And now person B is selling it to me.
The sale deed of Person A is considered Title Deed.
Somebody told, the Title Deed constitutes all the sale deeds of last 4 transactions.
Somebody told, the documents of last 35 years are considered as Title Deed.
So, can you please let me know which document is considered as Title Deed?
And if more than one sale deed needs to be preserved, what happens if one of the originals is lost? Does it mean the person has lost title of ownership?
As I mentioned above, A title deed is a legal document used to prove ownership of a piece of property. In my view sale deed of Person A considered as Title Deed as he will be a current owner of the property. What you mentioned about 4 transactions and 35 years documents constitute the procedure to have Encumbrance Certificate. But want clear it to you that, as I am not professional expert on this law matter related to land, request you to once again consult the lawyer.
Could you please provide me details regarding Gramatanna sites. Can we go for it if it is sold by a developer
Thanks for the info basunivesh.Apart from that if i go for a ‘B’ katha site will there be any lag in development for those areas.is there any preference given to BDA,BBMP,A katha,B katha like that.and also i heard betterment fees are stopped from 2002/3 will this affect going forward ?
You are welcome Suhas. Development may lag a bit as no construction on these sites or delay in constructions. I dont have any idea regarding stopping of betterment fees. If you have any idea share the same updation of this issue.
Hi Basuvinesh,
See the news articles about the court orders in April-12 “‘Non-payment of betterment fee not a criteria for khata”
Have you come across this..your comments?
http://www.thehindu.com/news/cities/bangalore/article3338707.ece
http://www.deccanherald.com/content/243913/non-payment-betterment-fee-not.html
Also another article about action against officials for delaying Kathas for bribe.
http://www.dnaindia.com/bangalore/report_bbmp-staff-in-dock-for-harassing-khata-applicants_1522719
Please comment on this…Yes, it is ideal if every site had A Katha. But I think what lot of people would like to know how can they buy genuine DC converted properties which have been denied A Katha by officials for want of bribe…There are instances where some plots in the same layout are given Katha but not others….
Thanks
Vipin-Thanks for your comment. Sorry for the delayed reply as I have some internet issues. Will go through the above said articles and let you know my views soon. I will answer to your queries after reading the links you provided.
Vipin-I have gone through the links you provided. But found all articles are related to betterment charges. Regarding your last link, it is related bribery of BBMP. Hence solution rest with us by becoming Anna Hazare
Sir,
What about D.C.converted layout with A-katha for the whole layout, with betterment paid for whole layout. Owner says i will get bank loan for purchase of sites, but at time of registration will be B-katha. Is this correct ?
He says i can pay betterment for individual site and get it converted to A-katha. Is it correct ?
Hari-Thats what I pointed out in above article. For A khata you will get all facilities. But for B Khata, you cant get loan too. If he is so much confident about khata conversion, ask him to sell you the A khata site instead of current B khata. Why he is saying you to go for conversion instead of converting from his side and after that selling A Khata site to you?
Hari last year when BBMP was collecting betterment charges i paid betterment charges for my DC converted site and got A khatha. All documentation like 15 years EC, sale deed copy latest tax paid receipt was given with application to BBMP commissioner. other land owners in my layout didnt apply for A Khatha. I went ahead applied and got A khatha.
Pradeep-Great initiative
Hi Pradeep,
MMBP still collecting the betterment charges? Anyone got recently the A Khata by paying betterment charges?
Thanks basunivesh
I think this is one more way B-kathas are created in town
Btw, my lawyer has “passed” the papers, saying all are fine, and since it is a land carved out of bigger-A-katha land, legally i should also get a A-katha.
a) But if i approach BBMP for A-katha, i suppose they will give b-katha so that i just pay betterment+tax, but wont give A-katha as site/layout is not under planning authority like BDA. Is this correct ?.
If above is correct, then why does BBMP give A-katha for bigger-land as that bigger-land does not have any parks around it.
b) For divided-plots wont they give A-katha in future as documents are in-tact like:
1) You should have DC converted property
2) Tax must be paid till date
3) Betterment charges for the conversion property need to paid to BBMP
Or is it still un-predictable, even if everythign is correct.
c) Typical time line it takes to convert B-katha to A-katha as documents are in-tact. I intend to build a home atleast in 6-8 months time frame. From your experience if this is years-duration project to get B-katha to A-katha conversion. Then i have to drop it.
Thanks in advance
Hari
Hari- My replies are as below.
A) Even me too confused, If larger area have A khata then why the smaller portion of that same is issued with B khata. B khata were issued previously when they are not under BBMP and were not paid betterment charges. But if larger land have A khata means it already got registered in BBMP and paid betterment charges too right??
B) They need to give for divided-plots of the A khata lands.
C) Conversion period may be lesser than what you predicted. But the problems you face is because of these middlemen and bureaucrates. So I advise you to consult the specialist lawyer who handles such cases. He may give you better inputs.
Hope you got satisfied with my answers. If my answers are different or you got different answers then request you to update the same here in this platform too. It will really benefit to others too including me
Here in my above article I tried to make it simple definitions of Khatas and how they created. I am not saying I am expert in these matters but wrote article with the intention of providing basic information regarding the confusions of khata properties. My area of expertise is Personal Financial Planning rather than legal expert. Hence request you to consult specialist, if you really need a legal help.
Hi Basunivesh ,
I purchased a apartment last year and registration is also done. Now the Khata transfer is pending , so wnated to know some more details about it .
Is khata transfer is must for paying property tax ?
Is there any difference in khata for Land and Apartment ?
If B khata is temporary khata , shud we go for it ?
We need to pay property tax from day of registration ? My flat was registered in june-july 2011.
thanks in advance
ayush
Hi Ayush,
Thanks for your comment. You told that you purchased apartment and is B Khata. In my view Khata transfer is not mandatory for paying property tax. No difference between khata for Land and Apartment. Regarding B khata land purchase, I wrote few negative points in above post. Hence request you to read once again for clarity. Regarding your apartment taxation and khata issues, I request you to contact your builder from whom u purchased. Hope I resolved your few doubts. Let me know your views too.
Hi BasuNivesh,
Thanks for the swift reply .
1.The builder is insisting to pay big amount for bribe, i m not sure he has paid the due taxes/charges from his behalf or not. He is telling so many stories about the plan section and the time line that i do not understand.
2. I got the negative points u wrote , but is there any way to get A khata ?
3. Do we need to pay property tax from day of registration ? My flat was registered in june-july 2011.
4. Can u help me on process of paying tax without khata .
5. Is there any duration within that we need to go for khata transfer after the registration ?
Regards,
Ayush
I am selling my flat in an apartment in Whitefield. I learnt from the builder that he hasnt got the khata bifurcated for individual flats. I have already paid the property tax for the last+current year and have the receipt in my name. I asked someone and they told me that since the bifurcation is not done, I will only get B Khata. Is this true? What do I have to do to get A Khata? Is not having bifurcation such a big issue despite me paying the tax and also registering the property,
Satish-Thanks for the comment. Request you to consult the expert lawyer of your choice for this issue.
Hi BasuNivesh,
After reading so much on the net and this article, i believe its not at all a good idea to purchase a B khata property. However, is there a way to know whether the property you are going to buy is a A khata or B kahata.
The builder says its an A khata property. But how to believe the builder & go ahead with the purchase. Is there a way to confirm the builders claim of the property to be A khata?
Thanks in advance
Hi Aditya-Thanks for your comment. Yes it is safer to have only A Khata properties. Regarding verification, it is better to consult the expert lawyer opinion.
Hi BasuNivesh Thanks for such a quick reply..
Is it possible for me to ask the builder for some papers before the purchase which can prove that its an A khata. Is there any paper like this which can confirm the builders claim?
Aditya-Sure you can ask for the papers before proceeding for token amount or agreement. Builders claim can be authenticated once you consult lawyer and get verified with them. So it is not the single paper which will clarify all your doubts. Hence i advise you to ask for the papers and get verify with lawyer.
One more trick of authenticating builder is, usually these builders can cheat one investor but not all the investor in such apartments. So usually builders who are constructing apartments will do their work before coming out such projects. Also if you are going for loan means banks will verify the documents. But the better way is to verify yourself first with any expert. My wishes in advance
For verification, better visit Revenue office of that location/ward. Just give the information like House #/Site#. They will tell clear khatha information plus all information like who is the owner of the property, whether they paid all tax till current year and is there is any court case on the property.
Hi BasuNivesh,
My question is no way related to the types of Katha. I am not very sure where to post my query, so I posted it here.
I have a question in getting the Title deed. I inherited some ancestral property through a court order. I have paid the property tax and I have the katha as well. But I am not very sure about the procedure to get the title deed. Will you be able to give some information regarding it?
Thanks in advance!
Hi Raksha-Thanks for your comment. Regarding your query, I request you to consult the expert lawyer. My area of expertise is Personal Finance. Hence in my above article too, I have just given few important points related A Khata and B khata. This post was written with the intention of giving overview about khata issue.
Hi Bhuvanesh,
I have two questions
A) How do we get a plot DC converted?
b) What is the minimum size of a plot to get DC converted?
C) So now there are just two conditions for B katha to A katha transfer right – One is DC Convertion and the second is Taxes paid up to date. The third one with respect to betterment charges is waived off. Right
Thank you
Gnaneesh
Gnaneesh-Thanks for your comment. Below are my answers.
a) DC conversion means converting agriculture land to residential purpose. Competent authority will approve it.
b) You need to check it out with competent authority itself.
c) Yes.
Kind request-spell correctly the blog name, it is “BasuNivesh” not “Bhuvanesh” what you typed
HI Basu Nivesh,
I read your reply to Ganesh’s query on C) on Converting B Kahta to A Khata. If you have DC conversion and Up to date tax paid is it enough to convert it to B Khata to A Khata? or Do we need to pay Bettement chargents too?
Regards,
VInod
Vinod-Yes, including conversion and tax you need to pay betterment charges too.
Hi BasuNivesh,
Iam interested to buy a property in Banaswadi, But the owner have paid the Property Tax upto date, But in the Tax receipt instead of his name it is mentioned as holder.
Is it a B katha poperty or A katha Property.
let me know what is the difference and why it is a Mentioned as Holder (name xxxxx).
Please clarify
Srini-Even me too got confused with your query
Better to consult the expert lawyer.
Hi Basu
Very nice article, i am a first time buyer in bangalore going mad with all these documents, i am looking for a property its a small layout around 26 sites are made, the developer says its DC converted with A Khata and it comes under BBMP limits. However he says there is not Plan approval given from any authority the reason he gives saying that minimum requirement is 10acre to get plan approval..is that true?
Is it safe to go for the above property if remaining documents are fine, also loans are approved for few members who have already bought in same layout.
Thanks for ur response
Raghu-I am not sure about the conditions what your developer told. I request you to consult the lawyer first to verify the documents. Then you will come to know the real reason for not approving. Reason may be genuine. But request you to consult lawyer with documents in your hand. It is not good to judge on this platform without verifying the documents.
Raghu.. I too am in a similar situation. Can you please provide me your contact no so that I can discuss with you? My email id is ravi_enc@yahoo.com
Hi BasuNivesh,
I have few queries regarding Katha.
1) Is the Katha number is allocated at the first time the when the property is registered.
2) Does a Katha number changes after payment of betterment charges.( Because A Katha means permanent account number for the property)
Regards,
Praveen
Praveen-Their is no Khata number like what you mentioned. I mentioned the chronological things regarding the reasons behind creation of Khata. Obviously when you do the process of changes like betterment charges then you will get A Khata.
Hi BasuNivesh,
I have seen some builders selling plots in NRI Layout(Ramamuthy Nagar)with house constructed in it which is having B-khata , they even saying that they can arrange loans through some private banks. I request you to kindly provide me answers for the below mentioned queries.
i) Can we believe this kinds of property? I have seen in this layout many houses are constructed .
ii) How private banks can give loans for a property which not properly approved?
iii) In case if we proceed with loan from any private bank, what are problems we may have to face in future?
Thank You,
Varun.G
Varun-My answers.
1) Builder is selling B khata and they are informing you that they will arrange loans from private banks means it is B khata only. Believing builder is depend on the documents he provide to you and request you to verify with lawyer for authenticity.
2) Private banks provide loans to B khata, may with the intention of acquiring business. Also it depends on how much risk each bank takes while giving loans. So procedure and risk appetite of each banks depend on policies they abide by.
3) You mentioned that building you are purchasing is B khata, so khata conversion expenses may be the expenses you need to bear in future. Also any license regarding sanitary and other facilities may not be easy.
Hi All,
It looks that there is a catch here. One has to pay betterment charges to convert B khata to A Khata. But the catch is BBMP is not collecting Betterment chages till Akrama – Sakrama comes into force.
So I came to know from a property consultant that there is no way that one can get a bank loan even for construction on B khata
If any of you have somes clues kindly let me know
Best Regards
Ravi
Ravi-Thanks for sharing this updation
Hi,
I have bought a B-Khata land last year in JP Nagar 7th Phase. Now I am planning to construct a house on that land, for which I was planning to go for a bank loan. I approached few of the banks where they refused to give the loan. But all these have there own brokers who will get you the loan from these banks but they will charge 2% of the loan amount and loan rate of interest remains the same. They will also charge extra money to get you the dummy A-Khata and plan sanction copy from BBMP office for the bank loan. My question is will it be ok to go with such brokers? Will there be any trouble in future?
Thanks
Sunil
Sunil-Thanks for sharing this malpractice. It is the shortcut what they are providing you. I request you not to go with such brokers.
Hi Basunivesh,
Fisrt of all thanks for the wondeful article. You are doing extremely good in clarifying all basic quetions. I also have couple doubt which i am drafting here.
1. I am planning to buy a plot in whitefields. I have seen few B-Khata and A khata plots. Most of the people including you are suggetsting to go for A-khata plots. But in bangalore sourrounding 70-80% of them are B-Khata and in fact people have constructed building there. In future is it going to be problem if we construct house on B-Katha ?
2. Is it the only advantage of getting loan from the banks for A-Katha plots over B-Katha or are there any other advantages ? Once we construct house, does it really matter whether it is A-Khatha or B-Khatha?
3. i have seen a land where part of land is A-Khatha and part of it is B-katha. What could be reasons for it ? And also owner is quoting 600 rs/Sq.ft more for A-Khata. What do u suggest? Is it worth to go for A-khatha by paying 600 rs extra ?
Please suggest.
Sorry for keeping it lenghty … Thanks In Advance – Sasi
Sasidhar-Thanks for your appreciation. My clarifications for your doubts.
1) What I told about B Khata is, you will not get loan facility, it does not mean that buying B khata property is illegal. If you have your own source to buy and construct then go ahead. In future you need to be ready for whatever the law applicable to these khatas. Means like paying betterment charges.
2) Apart from loan, you will also get other facilities licence easily fro A khatas.
3) Dont understood how it happened like part A Khata and part B khata. Regarding the quotes of rate what you mentioned, I dont know the exact valuation of the areas where you are purchasing. For your information, even god too dont know the exact valuation of properties these days. That much of price variations in pricing. Hence I am unable to suggest you that it is true value or price is correct. It depends on site where it is located.
Hope I resolved your doubts. Hope you enjoy my future posts too
Dear Sir, I bought a house in Ramamurthy Nagar about 6 years ago. The house had plan apprvals, DC conversion certificates, etc., I have since then been paying property tax and have checked the property tax details with the PID number on the BBMP website too. I just came to know about the Form B Khata. I would like to know the process of converting this to Khata A and how much would I have to spend as fees in getting the same. As I am planning to sell the property.
Please help.
Syed-Please read the process of conversion which I wrote in above post. But to know actual cost and process, better you consult the BBMP.
Hi All,
This is an update on Sept 08 2012 which I read from Deccan Herald which says the BBMP has reintroduced Betterment charges for DC converted sites (Please refer to 3rd point from the last in Khatha for Dummies section)..
Can any one check and comment on this as I’m not in Bangalore to check this ?
Please see the below link for the same..
http://www.deccanherald.com/content/175037/b-khatha-whatever-lets-have.html
Venkatesh-This is the old link what you provided. But anyhow thanks for sharing. Let us wait for reply from anyone regarding the same.
Hi BasuNivesh,
Is it ok buy the Site on Non-dc converted layout(formed on 1997) in bangalore Ramamurthy Nagar NRI Layout? Is there any risk involved in buying such sites?
The builder has built the house and selling me now.
Is Akrama-Sakrama will regularise this un-authorized non DC converted layouts/sites?
Everyone here says my site also not DC converted and expecting government to collect betterment charges and regularise.
Thanks,
Prabakaran
Prabakaran-Regarding your query, I request you to contact BBMP authorities. They will inform you in right way or else contact lawyer who is expert about such matters.
Mr. Basu, appreciate your write-ups and information shared here on the blog. I just need your help to simplify my doubts regarding an investment which i am planning to undertake in North bangalore. Basically, i am planning to buy sites that are near MVIT college, off bellary road. Briefly let me know what are the major documents/approvals i have to consider for safegaurding my investment. Await your reply…
Shashi-Thanks for your comment. I want to clarify you that, I wrote this post just to give the basic idea of difference between A Khata and B khata. For your information I will not say I am expert in such matters. My field of expertise is Personal Finance. Hence it is not right way to guide you. Request you to consult any expert lawyer before taking such decisions related to real estate.
Im sorry, i just got engrossed into pure legal matters while reading the write-ups. I totally agree to your comment. Thank you
Shashi-It’s alright. Thanks for endorsing my views
Interesting judgment regarding Bangalore property betterment charges-http://epaper.timesofindia.com/Default/Scripting/ArticleWin.asp?From=Archive&Source=Page&Skin=TOINEW&BaseHref=TOIBG/2012/09/15&PageLabel=6&EntityId=Ar00604&ViewMode=HTML
Hi BasuNivesh,
I am trying to access the mentioned link and could not open it .
Kindly update on the judgement.
I corrected it now.
http://epaper.timesofindia.com/Default/Scripting/ArticleWin.asp?From=Archive&Source=Page&Skin=TOINEW&BaseHref=TOIBG/2012/09/15&PageLabel=6&EntityId=Ar00604&ViewMode=HTML
Hi Basu,
Thanks for providing useful information in your write-up !
I have a query with regard to resale flat which I am willing to buy and it is part of a gated community being developed in phases @ Hennur Road. But it is observed that owner got the property on his name and only got B-khata, OC from builder.
Will I be getting bank loan on such resale property ? And, how we can change it to A-khata or it is not required in case of apartment ?
Please advise.
Thanks
Shaleen
Shaleen-Thanks for your appreciation. Regarding your query our expert will answer you. Wait for a day.
Dear Mr. Shaleen, if BBMP has already given occupational certificate you can get loan from the bank. However, the khata of your apartment will be done along with the other owners of the apartment simultaneously when the association of your apartment approach BBMP. If the land is a converted land, in such case, BBMP will collect the betterment charges and issue ‘A’ khata. As otherwise, if the land is not yet converted, then you have to wait for sometime till the government approves Akramana and Sakramana Bill .
Thanks Mr. Srinivasa, for providing your valuable inputs !
I have an observation with this property that OC is only provided by the builder and not yet given by BBMP. Builder is telling that they will initiate khata transfer for individual flat when construction of the property is fully completed which is expected to happen by next year.
Builder is having A-Khata on the land but bifurfaction will happen only after completion of project. Current owner of the the flat who has already registered the property 2 years ago is now going for B Khata to pay till date taxes to BBMP.
Should I invest in such a property, as I have a doubt about the reason as to why property was not given OC by BBMP or it is a usual practice ? Builder name is Golden Gate.
Please advise.
Hi,
I am planning to buy a ‘A’ Khata property. DC conversion didn’t take place for that. Can anyone let me know approximately, how much DC conversion changes for this site(40X60) ? Is it possible to get DC convertion done only for this site?
Thanks, Venkatesan
Dear Venkatesan, Conversion of land from agricultural to non-agricultural purpose will be done by the Deputy Commissioner of the concerned district and not for any separate sites. Any how if the property is already having ‘A’ khata there is no hurdle for you to purchase the same. If the property doesnot have DC conversion, in such case, the concerned Municipal Authorities collect betterment or improvement charges and regularize the property.
Dear Sir-Thanks for starting the initiative from your end. Hope readers will really get benefit under your guidance.
Dear Sir,
I have purchased a Flat 5 months ago. Do I need to get A Katha to get the Electricity meter transferred?
The builder says we can only get B Katha. I am confused how to resolve this. I have taken home loan to buy this flat. Please let me know what steps I need to take to have complete ownership of the Flat. How can I get A Katha. Is it given for individual flat or for the entire building?
Please advise.
Thanks
Neil-Wait for a day or two, our expert will reply to your doubt.
Dear Neil
You have purchased the flat from the builder under a registered Deed of Sale.Hence your ownership of the flat is complete.However, there is no necessity of A khata to transfer electricity meter. Seperate khata will be given by BBMP to each flat owners. If the land on which the apartment is constructed is not a converted land, then you have to wait till the Government of Karnataka passes the Akramana and Sakramana bill. After that, the BBMP will collect the betterment charges and issue A khata separately to each flat owners.
Hi
I have a property and is has B Khatha and i want to convert in to A Khatha .
My Question is
1. When was the last time they allowed to pay betterment charges ?
2. When will they allow to pay the Betterment Charges in future ?
Amar-Request you to wait for day or two to get reply from our expert.
Dear Amar, BMP has discontinued to collect the betterment charges during 2007-08. The BBMP has recently announced that they will collect the betterment charges for the sites formed out of converted land but for the other revenue sites we have to wait till the government passes Akramana and Sakramana Bill.
Dear sir ,
I am resident of bangalore . There is a dispute between my father and his brother.
the case is pending at high court , the concern is with respect to the outhouse . where as my father and his family are living in the first floor , And his brother is living in the front house (ground floor)
The property deed is withheld in the court. My uncle has allegedly sought the KHATA of the property from the municipality.
The question is will this khata be enough for them to claim the property in future ?
i would also like to bring to your notice that the property tax is not paid by us for the last 5years.
Dear Akshay-Wait for our expert reply.
Dear Akshay, Since the matter is pending in the court , eventhough, your uncle sought khata of property from the Municipality, the khata is not a valid title to the property unless and until the court pronounces its judgement on the property issue. You can pay the property tax under self assessment scheme to the BBMP.
Dear Sir,
I purchased a plot in Seegehalli ( K R Puram Area), Layout Plan approval is not there but it is DC converted property (Has A khatha) Layout has the BDA NOC certificate. Now I want to construct house in that plot. Can you please tell me what is the procedure.
Will I get the construction plan with out layout plan approval?
If I wont get what is the next step?
Dear Mallikarjuna, When you have the ‘A’ khata you can apply to the BBMP for sanction plan for construction of the house. There is no need for the Layout plan.
Mr Nivesh,
I have purchased a land in Bangalore and the person who sold the land to me has done GPA , but however according to the documents (site plan) there are around 98 sites .. However in the GPA it has been mentioned that our site number is 67/1 and 67/2 by the seller (who sold us) .. On the sketch it shows there is only 67 and the size of site 67 is just 900 sq feet..
Need your advise on this for which i would be very thankful…
Dear Naheed, kindly let me know the dimension of your purchased site.
Dear Sir,
I have purchased B-Khatha in KR Puram and its not DC converted site, I would like to convert it from B-Khata to A-khata, So please let me know the process for converting non-DC converted site to DC converted.
I have read the your comments and it will be very helpful for the dummies on the real estate and site information.
Dear Niranjan, Procedure for converting Non-DC converted site to DC conversion is only by way of payment of improvement charges or betterment charges or any levies imposed by the government under the proposed Akramana and Sakramana Bill.
Is Suvarna Khata gives by BBMP same as “A” Khata?
Dear Adiseshu, both are one and the same.
Dear Mr Basu,I have entered into a sale agreement for a property with a newly constructed house in rachenahalli which is dc converted and has B khata with upto date taxes paid.my query is that recently we found that the survey number had been notified for arkavathy and then denotified.now please guide me has to whether the property belongs to bbmp or bda.and if bbmp how should i get it converted to A khata and is it safe for me to go ahead with the registration.thank you.
Dear Nagia-Request to wait till our expert reply to u.
Dear Nagia, Rachenahalli comes under Arkavathi Layout formed by BDA. Kindly, approach the BDA with all your documents to know the status of your property as well as khata matter.
Thank you sir. Can I get loan from the Nationalized banks?
I dont have layout plan approval.
Mallikarjuna-You will get loan from nationalized banks. But plan approval needed.
I was planning to buy a DC converted land near whitefield which comes under Grama panchayat. I do not know if it has A- Khata. Is it safe to buy the land. If I have to construct a house in the plot don’t I have to get the A-Khata?
Dear Ajalesh, eventhough the land is DC converted the layout has to be formed only after getting approved by the town planning authority of BDA or BMRDA. If the area comes under Village Panchayat limits, the village panchayat collects the tax and issue Form number 9 and 11 indicating the property details entered in their demand register.
I bought a plot (30×50 ft.) in a private layout in Sarjapur road, Bangalore. The layout has only 20 plots in total and around 1 acre total area within BBMP limit. This layout?s land was DC converted; betterment charges paid and received single ?A? katha in 2011 before I bought. However, the land owner formed layout and sold plots to individuals without getting individual ?A? katha. Now I am not able to get individual ?A? katha due the layout non-approval. I was only get B Katha. Can we (all individuals together) go for layout approval process now? Or is it possible to go for katha bifurcation to get individual ?A? katha? Without ?A? katha, I am not able to get bank load, building plan approval and construct home. What is the right procedure to get ?A? katha in this situation?
Dear Raja
Since the plot which you have purchased is a DC converted land, please verify from BBMP whether they are already collecting betterment charges for converted lands and issuing A khata for every plot owners separately, thereafter you can get the plan sanctioned from BBMP and go on with the construction work.
Hi Pradeep
what are the charges you paid as betterment ? i know u paid it long time back. Did you pay it per Sqft & for how many years you had to pay. the Hindu article in th above conversations mention it to be paid retrospective & also mentions the cost per sft also.
Thanks
Ramesh
Hi BasuNivesh
Based on the article link above,
http://www.thehindu.com/news/cities/bangalore/article3338707.ece
Looks like the betterment charges need to be finalized by BBMP. But non payment of the charges cannot be the reason for denying a Khata certificate.
Am i right in my interpretation that BBMP did not give the updated betterment charges ?
Thank you
Ramesh
Ramesh-Request you to wait for a day for our expert advice.
Dear Ramesh, based on the High court judgement, the BBMP has already finalized the betterment charges to be payable for different dimension of sites in regard to the lands which are converted and also notified that the charges can be paid in instalments.
Hi Basu Nivesh and Srinivasa,
This question was asked by many others. However, i am asking again.
I am planning to buy a land in TC palya, where owner is saying that the land if not DC Converted. He says that, i can get loan from Private banks if i construct a house. Given below are my queries.
1. NON DC Converted, B Katha. What are the risks involved?
2. How do i convert my plot to DC Converted and then obtain A Katha. How complex it would be the process?
3. Being B Katha and NON DC converted , if i go ahead and construct the house with a loan from Private banks. What are the consequences in future.
4. I heard about the Katha transfer difficulties( due to B katha) during Akrama sakrama .What are those difficulties actaully?
5. Will there be any scenario that BBMP rejects the payment of betterment charges and taxes during Akrama sakrama. ?
6. What are the documents i should ask before i purchase the property?
Thanks a lot in advance.
Krishnan Mohan-Request you to wait for a day for our expert reply. Thanks
The non DC converted sites are unauthorized formation of layouts without obtaining DC conversion or layout sanction from the competent authorities. Hence which are which are considered as revenue sites usually the bank may not entertain any loan on these sites. You can’t convert the site. Its only a land that can be converted from agricultural to non-agricultural and residential purpose from the considered Deputy commissioner. Even after the conversion also under the Town and Country Planning Act, you have to obtain sanction for the formation of layout on the said lands.
Any construction on the above said sites without getting plan sanction from the competent authority such a construction is deemed as unauthorized construction. It can be pulled out by the competent authorities.
Kindly wait till the passing of Akramana and Sakramana Bil. Thereafter, you can get your revenue site regularised after payment of penalties.
To purchase any property kindly obtain mother deed/title deed, present saledeed, encumberance certificate, if the land is converted copy of the conversion order, copy of the sanction layout plan, khata of the property and upto date taxpaid receipts.
Thank you Sir
Thank you Sir,
Betterment charges are already paid by the land owner and got A katha. However when I approached BBMP, they said I can only get B katha because the layout formation was not approved.
My question is:
When we have A katha already for the entire land why BBMP not bifurcating for individuals? If I say I bought a piece of land from the A katha land and not as a layout site.
Regards
Raja
Dear Raja, since the layout has been formed without proper sanction from the competent authority, the layout is unauthorized hence you have to wait till the passing of Akramana and Sakramana Bill.
Thanks for the valuable inputs here.
I have a quick question for you guys – I am planning to buy a flat from one of the renowned builders in Bangalore off Hennur main road. I have received the necessary documents (from the builder) for verification. Since I am buying an apartment for the first time, I am a bit confused and scared because of the cheats at the present time.
Builder has told me that the property on which the apartment is being built is an A-Khata property.
1. How do I verify the Khata among these documents?
2. If I buy the apartment would it automatically fall under A-Khata or would it be B-Khata if the owner has not done a bifurcation?
3. Could you suggest a good lawyer that I can consult with?
Appreciate your reply in this regard.
Abhilash-Request you to wait for our expert opinion.
Dear Abilash, if your apartment has been constructed on a converted land having ‘A’ khata from BBMP, in that case, after your purchase the apartment in the said building all the occupants of the apartment owner should jointly apply for khata individually. Thereafter, the BBMP bifurcates the land khata and issue ‘A’ khata separately for each flat owners.
Sir, i bought a flat inv2010 in hsr layout from the builder directly.
Builder did registration into my name but no A khata transfer is not done.
When i approached the builder to transfer a khata, he said I can get B khata with which i can sell the property withoutany issue. In the mean time i applied for b khata and I lost the document in xerox shop.
pl let me know following
1) is it necessary to get a khata or b khata in case i intend to sell the flat. I have paid municipla tax uptodate
2) As I lost my b khata, pl let me know how to get it once again,.
Regards
bhogendranath-Request you to wait for our expert opinion.
Dear Bhogendranath, of course,it is necessary to get ‘A, khata or ‘B’ khata in case you intend to sell the flat. Kindly apply for BBMP once again to get ‘B’ khata.
Hi,
I bought an Apartment which has B Khata for individual apartment. But for whole Land it is A Khata. So will i get A Khata in future?
Raj-Request you to wait for our expert opinion.
Dear Raj, if your apartment has been constructed on a converted land having ‘A’ khata from BBMP, in that case, after your purchase the apartment in the said building all the occupants of the apartment owner should jointly apply for khata individually. Thereafter, the BBMP bifurcates the land khata and issue ‘A’ khata separately for each flat owners.
Hi, we have just transferred the Khatha in our name. Just a confirmation required: whether the Khatha number will change for every transfer or the Khatha number will remain same and the Owner name only will change?
Bharadwaj-Request you to wait for our expert opinion.
Dear Bharadwaj, the khata number remains the same only the name of the property owner changes.
Looking for legal experts dealing with property matters, forming of associations covering DOD under KAOA etc. Could you suggest some names of experts and contact details in Bangalore?
Gopal-If you are interested then you can consult our expert D.Srinivasa.
Can you pls explain what is revenue, convention, bda and corporation types of land.. And these belong to which khata?
Dear Hajira Taskeen, BDA, BBMP are two separate revenue authorities collecting the taxes for the sites for the properties which comes under their jurisdiction after registering the names in the revenue records and issue khata certificate. There is no ‘A’ or ‘B’ khata in respect of BDA sites. However, only in BBMP areas the sites which are not converted BBMP for the time being issued ‘B’ khata that is only for the purpose of registration of any document in respect of the property.
Dear Sir, I purchased a 40X60 plot in a DC converted layout , panchayat approved layout in Chokannahalli- Off Thanisandara Road. I have got a composite loan from Tata Finance, but am unable to construct as the plot has a B khata.
I saw this article on Deccan herald dated 1st October, wehre they say BBMP has issued notices to its offices to start collection of Betterment charges at 550/- per sq feet. Can I go to the BBMP office and pay this charges and get an A khata? Do you have any info on this sir, please let us know it will be helpful. Thank you sir in advance.
http://www.deccanherald.com/content/282281/bbmp-collect-betterment-charges.html
Dear Balaji, if your site comes under the present jurisdiction of BBMP limits and the site has been formed on a converted land then you can go to BBMP and pay the betterment charges and get ‘A’ khata.
if the site is dc converted is this belong to A khata
Dear Hajira Taskeen, if your site is DC converted you can approach BBMP and pay betterment charges and get ‘A’ khata.
Hi,
I have BBMP B khata 30×40 land which is DC converted. Can we pay betterment charges and get A khata ??
Dear Yogendra, as per the present notification the BBMP has notified that they will collect betterment charges for the sites formed out of DC Converted lands and thereafter issue ‘A’ khata to them.
Hi Basunivesh
we have seen a layout in semethanahalli. This is in the way to chikka Tirupati.
we have selected one site from that layout. After verifying those documents ,we came to kow that it was not DC converted .That comes under green belt. So, lawyer was not suggesting to buy this land .
Can u tell me what is green belt and B KHATA and A KHATA. we r in dialoma .can u plz help me.
Ramalakshmi-Request you to wait till our expert reply.
Dear Ramalakshmi, Green belt is an area exclusively for agricultural purpose and it cannot be used for formation of any layouts. Hence it is better not to purchase any site which comes under green belt area which is a fully unauthorized layout.
My apartment is close to Nagawara Junction (HBR Layout). The construction of the apartment started in 2007 and was completed in 2009.
The builder informed us a few weeks back that the ‘Occupancy Certificate’ for the apartment has been received. He has told us that for Khata transfer, we are required to pay the Betterment Charges and Property Taxes and then only will the Khata transfer take place.
Can you please help with the following queries:
1) I have been told that if OC for the building has been received, then it inherently implies that the builder must have paid the betterment charges. Is it correct?
2) For Khata transfer, is there any dependency on the builder? or can I directly approach the relevant authority and get the Khata bifurcation and transfer completed.
3) While the builder has paid taxes till last year, someone in BBMP office suggested that if we pay taxes from 2008 onwards, then I will receive the tax paid receipts in my name. Is it ok that I go ahead and pay property taxes from beginning? Is there any legal implication on Khata due to this?
Thanks in advance for your expert opinion.
Dear Monu,
The commencement certificate will be issued by BBMP before construction of the apartment. Occupation certificate will be issued only after construction of the apartment and if the apartments are built as per the approved plan. The issue of occupation certificate doesn’t mean payment of betterment charges. After purchase of the apartment, it is better that all the purchasers of the apartment together apply for transfer of khata to BBMP so that BBMP will process for transfer of khata and assign separate sub-numbers and issue ‘A’ khata to all the occupants.
Unless BBMP issues khata in your favour individually you can’t pay separate tax for your apartment.
Hi BasuNivesh,
A.what is betterment charges?is it one time payment to BBMP?
B.i am planning to buy 5000sft b-katha site in hosa road.
so now i need to pay 550 per sq. meter as per BBMP.
here BBMP asked for 550 per square meter i.e one sq. meter =10.7 sq. feet.
Based on the article link below,
http://www.deccanherald.com/content/282281/bbmp-collect-betterment-charges.html
Sekhar-Request you to wait till our expert advice.
Dear Sekhar, if your proposed site comes under DC converted land then only BBMP will collect betterment charges not otherwise. Hence please check before purchase whether your site is formed out of converted land or not.
Thanks for your prompt response.
Please can you also advice if the builder is anywhere required during the Khata process – or I can do it by myself – once I have all the relevant documents viz. OC copy, approved plan, etc.
Dear Monu, You can apply for khata transfer by yourself. on the basis of the registered saledeed .
I am planning to buy a flat constructed on a Converted Land , not paid Betterment fees. But Builder did not provide OC . In that regards what are the risks to buy or resell the flat ?
Dear Ankan, if the site formed is out of a converted land and the owner has got ‘A’ khata you can purchase the flat. So far as the OC is concerned you have to wait till the passing of Akramana and Sakramana bill for regularisation of the deviations.
Hi sir,
I recently bought one flat in neeladri nagar ,electronic city phase-1.It is not BDA approved land.It is converted land as we were told by bulider.Everybody who bought a flat in this apartment got the canara bank loan and registration has been done.We are going for B-katha now. Will it be a problem for converting A-katha?
If I want to sale my flat in future ,is it neccessary to have A-katha?
Is B-katha ok for resale?
Dear Nagaraju, BBMP has recently issued a notification for issue of
‘A’ khata in respect of the sites formed out of converted lands after collecting the prescribed betterment charges. Hence, you can approach BBMP and get ‘A’ khata.
I have small query.. Actually I purchased 2 sites in singapur village with some nos say 6 and 7 and registered them into my and my dad name.. But the site nos are changed by developer as 5 and 6.. They are telling that will modify registration.. How to do now.. Please guide..
Dear Shrikant, your vendor has to execute a rectification deed regarding the change of site numbers before the concerned Sub-Registrar Office and register the same.
Dear Sir,
I want to know on what components (of cost sheet such as basic cost, car parking, KEB and water bore charges, amenities charges, advance maintenance charges, generator charges, corpus fund etc.) and at what rate Service Tax and VAT has to be charged by a builder for flats in Bangalore as per the government guidelines.
I have already bought a flat in Bangalore. It is still under construction, till now I have paid 75% of the money. I have observed that builder is overcharging for ST/VAT. He is calculating ST at 25%*12.36%=3.09% and VAT at 5.5% on following items: He is not reducing cost of land from the Basic Cost
Basic Cost = 1165 sq ft * 2800
Car Parking = 2,00,000
Amenities = 1,00,000
K.E.B. and Water Bore charges = 1165*125 = 145625
I told him that you are charging more for ST/VAT, he said we are charging as per government guidelines. He says, he has to pay ST/VAT to government against each payment that he receives from customer, hence ST/VAT are applicable on all components.
When I asked him to show me ST/VAT receipts for the amount that he has paid to government, he says it is internal to us. We cannot disclose such details to customers.
By any chance can I make him to reduce ST/VAT given that I have already signed sale agreement and construction agreement.
Thanks,
Amit
Dear Amit, kindly approach the Sales tax and VAT department to know the exact details regarding the charges collected by them from your builder.
Im planning to buy a dc converted and panachayat approved land in banglaore. Im able to get loans from small banks. They quote around 11.4. is the rate ok or need to look for still lower?
Dear Hafeez, kindly approach other banks, financial institutions and cooperative societies to know the lowest interest rates and then compare and decide.
Hi Sir, As i have mentioned above im taking just a land loan and not composite loan. Will there be any extra charges i would need to pay when i want to construct house on it after 2 years or so.
Dear Hafeez, you can get all the details from the bank from which you will be availing either purchase loan or construction loan.
Im planning to buy a dc converted and panachayat approved land in banglaore. Im able to get loans from small banks. They quote around 11.4. is the rate ok or need to look for still lower?
Hi Sir, As i have mentioned above im taking just a land loan and not composite loan. Will there be any extra charges i would need to pay when i want to construct house on it after 2 years or so.
I got to know it comes under bbmp limits. Please advice ?
dear sir,
Pls give me srinivasan advocate contact no.
Natarajan-You drop mail to my mail id, I will send the contact details.
Whether BMRDA approved layout will have A khata or B khata?
Dear Raghavendra, if the layout is approved by BMRDA and has released the sites to the developer, then if the layout comes under BBMP , BBMP will issue ‘A’ khata. If the area comes under Village Panchayat, the concerned Village Panchayat will issue assessment register extract in the form of Form Number 9 & 10 or 11 & 12.
hello mr.srinivasan,i am a having flat in ideal homes(BDA app.layout).the builder gave us pocession in 2011.the land which the building is contructed is having A khata,but BBMP has refused to give us the same because of no OC/PC. hence all of us have got the B khata and since then we have been paying our taxes.due to personal reasons,i wish to sell my property. my question,can i sell my property with B khata?
Dear Vijayshree, you can sell the property on the basis of ‘B’ khata since BBMP will issue ‘A’ khata only after the payment of prescribed charges after the approval of Akramana and Sakramana bill.
We have purchased a 60X40 plot in Neeladri nagar from the developers Neeladri Developers.It is mentoned in the sale document that it is D/C converted site.But it apperas that no loan can be secured to build a house on it as Akrama, Sakrama , bill has to be passed,which is ih the
H Court,Bangalore and the Govenor has not approved the same,sent for his signatue.
Recently B B M P resolved to include Electronic City,Neeladri Nagar and some areas into their fold.
If the inclusion is approved by the Govermenmt of Karnataka will there be a need to wait for the Akram sakram bill to be passed?
We wish to sell the plot but there are no buyers since it is neither in the regular B B M p nor the same is covered by the Akrama Sakram scheme.
Is there a way out,Mr. Srinivas ?
Thanks & Regards.
k n r sastry.
bangalore.
Dear Ramachander Sastry, if your layout has been formed under converted land then you can approach BBMP since BBMP recently has issued a notification to collect betterment charges and issue khatas if the site is formed out of converted land.
Dear sir,
There is land measuring around 13 guntas which is DC converted, presently falling under BBMP. .The developer has made around 10 sites with a panchayath approval.Now can the individual site owners pay betterment charges only for their individual sites? or has betterment charges for whole 13 guntas to be paid.?.
Dear Ashok, if your site is formed out of Converted land, you can approach BBMP individually and pay the prescribed betterment charges for your site and get the khata.
We have a site for which we had paid betterment charges and applied for Khata registration in 1997. In order to move the file, the official there asked for bribe which we refused. After this incident we dint approach them to see if they have accepted or rejected our file. I accept that this is becoz of our negligence.
Can anyone plz tell:
1. Will i be able to trace out the status of our Khata now after 15years?
2. Will i be able to apply for Khata extract and Khata certificate?
Mohan-Sorry for delayed reply. I will inform our expert to guide you soon the issues raised by you.
Dear Mohan, you can try in BBMP office to know the status of your khata transfer as otherwise you can apply a fresh for khata transfer. If the khata has already been transferred in your name you can apply for khata certificate and khata extract.
Hi BasuNivesh and Srinivasa,
You are doing a fabulous job by clearing all doubts/questions. Really appreciate your efforts.
Jagan-Thanks for your appreciation.
Has the resolution passed by the B B M p to include Electronic city,neeladri nagar and some ares been given effect to? Does passing a resoluttion suffice to be effective?
Or
does it have to be approved by the govt of Karntak or the governor Mr. Bhradawj
Thanks & Regards
k n ramachander sastry.
Dear Ramachander Sastry,
The resolution passed by the BBMP will come into effect only after the Government of Karnataka notifies the same under Karnataka gazette.
Dear Shri. Srinivas,
God bless you for the service rendered by you to public like me
Thanks & Regards.
K N R sastry
Mr.Srinivas.
Does one have to wait till the Akrama Sakram bill to be passed,even after the B B M P resolution including Electronic city,Neeladri Nagar,is gezzeted?
Thanks & Regards.
k n r sastry.
Mr.Srinivas,
I await you clarification,please.
Thanks & Regards.
k n r sastry
Mr. Srinivas,
I await your clarification,please
Thanks & Regards.
k n r sastry
KNR Sastry-Please wait for our expert advice. He may be busy with his main profession.
Dear Ramachander Sastry, eventhough your area has been included in the juridiction of BBMP you will have to wait till passing of Akramana and Sakramana bill to get ‘A’ khata.
Mr.Srinivas,
Kindly let me have your guidance on the above matter,
Thanks & Regards,
k n r sastry
Mr. Srinivas,
The High Court had stayed the Akrama Sakram bill.
The hearing of this case has to be taken up on the 16th., November,2012.
Thgere are hundreds and thousands who have purchased plots in illegal layouts right from 1990.
The Governor has expressed that he will look into the Bill once the stay is vacated> he feels athat some provisions ahave to be amended.
How will we know if the Governor has accorded his assent to the Akrama Sakrama Bill?
Thanks & Regards,
k n r sastry
hi I am Col ranjit chitale
I have West facing plot (it is in my wife’s name – Mrs Swati Chitale) in hoysala nagar (ramamurthy nagar) the plot is at 12th cross, 3rd main, near lotus school.
The dimensions of the plot are 50×52 feet. it is fenced. it is a free hold plot registered in 2002 (at that time there was no Khata A or B) and in 2002 it was not in BBMP. now it is in BBMP limits.
i have been regularly paying the property tax online and get receipts online.
Since i m not from this place i intend to sell it and buy a resale flat at some place in indiranagar, c v raman nagar. or want to swap it with a flat.
Now my querry is i have khata papers (that time 2002 papers) now is there any relevance of getting khata A or khata B? how to go about it?
Regards
Col Ranjit Chitale
080 25342928, 9483164486
Dear Ranjit,
If your plot comes under BBMP jurisdiction and the plot is formed out of an converted land you can approach the concerned BBMP revenue office and pay the prescribed betterment charges and obtain ‘A’ khata from BBMP. If your plot is not formed under converted land then you have to wait till the passing of Akramana and Sakramana Bill by the Government of Karnataka for payment of the betterment charges and get the ‘A’ khata from the BBMP. If you want the sell the property now, for the purpose of registration you can obtain ‘B’ khata from BBMP.
Thanks very much for the advice. i already have some khata (not A khata or B khata). the cauvery water has come in that area. how to know that the plot was formed aout of dc converted land. this big land was of one persone called muniappa, he carved out many plots out of that. there are bunglows there in the layout.
Regards Col Ranjit Chitale
Dear Ranjit, please see your saledeed, it will indicate whether your site has been formed out of DC converted land or not. If you have a khata certificate issued by BBMP without mentioning as ‘B’ khata then it will be considered as ‘A’ khata. You can show the khata which you have to the concerned BBMP office then they will tell you about your property khata.
Hi BasuNivesh and Srinivasa,
Thanks for clearing all the doubts.
Even I need one clarification please advice.
One agent has shown a 30*40 site in Gayathri layout KR puram Bangalore.He said its A katha site but not a DC converted.He said DC convertion is not required for this layout.
Can a sites in any layout be a A katha which is not a DC converted. Cant we go for loan from nationalized bank with out DC convertion.
When i enquired with bank representative he said for (land and construction) loan from nationalized bank both DC convertion and A katha is required.
Please advice is it safe to go for such layout.Is DC conversion is a must for layout for getting a loan from nationalized bank.
And also I need to know
To get the A katha for a site what documents are required by the owner to produce to the BBMP office.
Thanks & Regards,
Ravi Kumar Sontha.
Ravi-Request you wait for our expert advice.
Dear Ravi, if the Gayathrinagar already comes under the jurisdiction of BBMP long ago, and BBMP has already issued khata and your property is having PID number then there is no necessity for you get the conversion of plot.
If anyone wants to apply for BBMP khata, they have to produce :
1. Copy of the motherdeed.
2. Copy of the present saledeed.
3. EC in Form No.XV from the date of purchase to upto date.
4. Upto date tax paid receipts.
5. Copy of the previous khata certificate issued by BMP or CMC.
6. If there is any construction copy of the sanctioned plan.
7.Copy of the betterment charges receipt.
Hello Sir,
Thanks for creating and updating the forum.
If Apartment(Ground+4Floors) is built on A-Khata land(two sites merged).Plan approved for Ground+ 3Floors only.What happens to the owners of 4th Floor apartments during khata bifurcation ? Are there any others complications that might fall on the G+3F owners’ in future ?
Dear Naveen, the occupant of the fourth floor will be considered as pent house and the khata will be issued only after passing of Akramana and Sakramana bill and after collecting due penalty.
Thanks on the update sir, however I have a few queries on this.
a)Can the fourth floor be treated as deviation and invite demolition.
b)Can the purchasers of fourth floor apartments(there are 6 apartments on the fourth floor) be on the list of undivided interest for khata bifurcation ?
c)Can the builder get occupancy certificate for occupants of the rest three floors(approved storeys) and get them A khata ?
d)Who should bear the penalty expenses for A khata conversion in the event of the first 3 floor occupants getting a B khata ?
Dear Sir, I am a resident of Banaswadi, Bangalore-43. I have 2 sons and they had jointly bought an apartment in Marathalli area 4 yrs back. Apart from this elder son had bought 2 sites in Coimbatore.Now my elder son has passed away 3 months back leaving behind his wife (31 yrs) and 2 children of age 6 and 2. As the Sale deed is in 2 son’s names, I want to transfer the katha to the legal heirs of my elder son. Please note that Katha has not been issued to any of the apartment owners since the case is pending in the high court for payment of betterment charges. In this scenario I have the following queries.
1. Which one of these either Legal heir certificate or Succession certificate is required for katha transferring?
2. Whether the Legal heir certificate is good enough for getting the katha transferring?
3. As I understand the legal heir certificate is issued by Tasildhar (obtained in Taluk office) and succession certificate is issued by court.
4. Is it necessary to get the katha to be transferred to the legal heirs immediately? Is there any time limit to do this?
5. Is it necessary to include the legal heir’s names in the Sale deed in place of deceased person’s name?
6. For katha transferring in Coimbatore, can I use the legal heir certificate obtained in Bangalore.
Thanks in advance
Rajagopal
Dear Rajgopal, in case of death of one of the joint purchaser, the legal heirs of the deceased has to produce death certificate, family tree, affidavit, if required a release deed for transfer of khata in one of the legal heirs name of the deceased. Since BBMP is not registering the khata until passing of Sakramana and Akramana bill you will have to wait till then and apply after the approval of the bill. You cannot change the names in the saledeed. Please approach the concerned authority in Bangalore.
Dear Srinivasa, Thank you very much for your detailed information.
Rajagopal
1. Not exactly related to khatas, but a Q related to occupancy certificate: Is there a provision in the guideline/BBMP occupation certificate prodedural which allows the apartment complex owner to file for the occpation certificate in the absence of the builder/developer doing it?
2. Also, i want to know what happens if there is no floorwise or setback deviation , but there is some amount of deviation in the balconies.
3. How/where can i see the FAR(floor area ratio/floor space index) of a given region in Bangalore?
Dear cFighterz, the BBMP will issue commencement certificate and occupation certificate after the building is fully completed in all respect without any deviation as per the sanctioned plan. The occupation certificate will be issued to the owner of the property. So far as deviation if any, in the apartment building is concerned you can see the BBMP sanctioned plan it will give the details. You can approach the concerned BBMP engineer to know more details regarding FAR, deviations, etc.,
We bought a site measuring 30×50 site near Herohalli from a land owner who has converted his agricultural land into non-agricultural purpose (DC converted) in 2009. BBMP is denying to issue A-Khata by saying that they got order from Government not to issue A-Khata for the DC converted land which are converted after 2004 instead, they are asking us to apply for B-Khata. Could you please let me know the insight of what order they are saying?
From the land owner we got:
1. Mutation copy.
2. Survey sketch.
3. Genelogical tree.
4. DC conversion order copy.
5. Property plan (not approved by any body)
Dear Sunil, for formation of any layout only DC conversion is not enough. The owner or builder has to apply to the concerned department either BDA/BMRDA or any local town planning authority and get approval for the formation of layout. As otherwise, eventhough the land is DC converted the formation of layout is fully unauthorized. You have to wait till passing of Akramana and Sakramana bill and after payment of penalty prescribed therein you can get the khata.
I have purchased 2 plots of 30*40 near Ramohalli – haridasa nagar, we have a copy of DC coversion order.
But is there any chances that these sites will be approved by BDA/BBMP etc? and also when.
Am thinking of selling both of them…..
Dear Pramod, eventhough the land is DC converted the formation of layout is fully unauthorized. You have to wait till passing of Akramana and Sakramana bill and after payment of penalty prescribed therein you can get the khata.
Dear Srinivasa,
How can I know if the layout under which my site comes, is authorized or not? Does Gram Panchayat approval suffice for getting Khata?
Bakul
Dear Bakul,
1. You have to approach BDA/BMRDA/the concerned Town Planning Authority they will guide you.
2. No
Dear Sir,
I am planning to book a flat in outer ring road. The builder said that the land where he has constructed his building has Katha A but for the flat in the same that I am booking he is not able to give Katha A. Is it safe to book this flat? Will there be any problem for getting loan? Can I later apply for Katha A for my flat?
Dear Gopal, you can take legal opinion from a advocate after furnishing all the papers furnished by your builder before intending to purchase the flat.
dear sir
i am planning to buy a land in bangalore ,can you please suggest me the documents which i have to get from the owner and even for a agricultural land also
About A katha and B katha, it is very informative and i have forwarded to all my friends in Bangalore. Thanks for the information
Rajagopal
Dear Ranjith, to purchase a agricultural land as per Karnataka Land Revenue Act, you must be an agriculturist and having agricultural land and your family income is less than two lakhs per year. As otherwise, eventhough you purchase agricultural land the government will take back the same.
Dear Srinivas,
Am planning to buy a plot which is 5 Km from Proposed Peripheral Ring Road, Monorail and Magadi Main Road, BMRDA/BDA approval is awaited.
Should i buy the property in the hope that the plot will be approved or should i ignore and look for the ones which are already approved.
Thanks in advance.
Regards,
Pramod
Dear Pramod, kindly ignore and look for the ones which is duly approved by the competent authority.
Dear BasuNivesh and Srinivasa,
We have purchased a flat from one of the renowned builders in Bangalore Koramangala. The property on which the apartment was built is an A-Khata property (BDA site).
When we have applied for Khata they gave Form “B” property register , it is also mentioned as “Register maintained for properties without Katha/PID numbers”. When we checked with builder , he said for now the BBMP provides this “B” form as B khata. Now we are in process of paying tax.
Now my queries are
1. In future can we get Khata like A or B,
2. For some flat owner the ‘B’ form is in the name of land owner and for others in the name of respective flat owner’s. This might raise any issue in future.
2. Also there is some % of deviation in our apartment, will that be problem in future.
3. Will there be any penalty in future for getting A or B Khata, if so who has the bear the cost builder or us.
4. Is it necessary to form Society as we are only 11 flats.
Thanks in Advance.
Regards
S.Kumar
Dear Kumar,
1. Yes, you can get ‘A’ khata only after the payment of the necessary charges prescribed by the government under the proposed Akramana and Sakramana bill.
2. No.
3. Deviation will be regularized after collecting necessary penalty under the proposed Akramana and Sakramana bill.
4. Yes. It has to be borne by the present owner of the flat.
5. Yes. It is very much necessary to form an association and only through association it is better to apply the khatas.
Hi,
1.How many Months will take to convert from B-Khata( Register) to A-khata, if we have all required document as you mentioned above.?
2.If we have B-Khata, shall we get Building plan approval from BBMP to proceed further..?
3.How many floor we can construct if we have B-Khata or A-Khata ?, if we increase the Number of floor beyond approval what is the implication ?
Dear Navaneeth,
1. If you have all the required documents then you will get ‘A’ khata within fifteen days.
2. No.
3. It all depends upon the road width and the area of the site. Kindly consult the engineering department of BBMP for where you can get all the details regarding the floors, deviations, etc.,
Dear Srini,
Greetings!
Apart from financial issue,do we have any legal issue if we buy a B-Khata and start the construction ?
Regards,
Navaneethan
Dear Navaneeth,
If you have ‘B’ khata the BBMP will not issue a sanctioned plan and license for construction and if you construct it will be fully unauthorized.
Hello Srinivas,
i am planing to buy B khata plot which is converted from DC(1990-91).
The issue what i am facing is, i am not getting loan from any banks.
can you suggest me which fiance will fund for B khata plots.
people says there are some back entry to get the fund from some Govt approved fiance and they expect 50K to 70K amount. in this back entry process, is it possible to get loan?
Regards,
Dinu
Dear Dinu, if you know any person to do the back entry job kindly consult them.
Good evening Mr. Basu and Mr.Srinivasa,
Really inspired with your responses. Request your views on bellow situation:
Plot of 80X120 was coming within the Jurisdiction of Mahadevapura CMC which was purchased in 1991 (Not a DC converted site) and it got legal status by paying betterment charges as per Government Order 30 TMD 30-06-1997. Based on this betterment charges payment, Khata Endorsement was issued by Mahadevapura CMC. When this property cam within the jurisdiction of BBMP in 2007, subsequently Khata extract and Certificate are issued. Now, please let us know:
1. Whether betterment charges is required to be paid to BBMP now as per new notification though it was paid as per Government Order in 1997?
2. Khatha issued by BBMP is whether A Khata or B Khata considering the fact that betterment charges were paid to Mahadevapura CMC?
Thanking you,
Sangeeta
Sangeetha-Request you to wait till Mr.Srinivas reply to your quarries.
Since you have already paid betterment charges to Mahadevapura CMC and now the area comes under BBMP. On the basis of the payment of betterment charges to CMC Mahadevapura, the BBMP has also issued ‘A’ khata in your favour, hence there is no necessity to pay any other betterment charges to BBMP.
Hello Basu,
Appreciate your help in providing information through this forum.
My query to you is : I’m planning to buy a DC converted plot with A-Khata in a gated community. The sale deed shows 2 items for one plot and adding the dimensions of both the items constitute the total plot dimension that I’m buying. I can see both the plots are adjacent to each other by their direction information in sale deed. But length X breadth info is not shared there. The map of the layout that Seller holds has completely different details and he says it is old. Do i need to take survey engineer to measure the plot or how do I proceed here?
Thanks in advance.
Regards,
Dilip
Dilip-Request you to wait for Mr.Srinivas reply.
Dear Dilip,
It is better to approach a surveyor for the purpose of identification of the plot which has been formed out of DC Conversion land and also get it measured and take a report.
Dear Sir, I have 1045 sq.ft land in chickkabanavar BBMP limit, recently bought from the land owner. At the time of registration I have taken only SALE Deed (agreement ) nothing else. Now i am planning to construct a house by taking home loan from any of the reputed bank. As per the banking norms the property should contain A khatha,15yrs EC,tax paid and BBMP approved plan.I dont have Any khatha also with owner, i am trying to get it from BBMP also even they are very indifferent in this matter, Please help to get Bank loan to construct my house. it is urgent.
Krishram-What you did is bit risky plan execution. Yes banks need those documents which you specified. Regarding 15 trs EC, you can get it by applying for the same with concerned department. Tax Paid receipts, BBMP approval documents and khata documents can be get through your old property owner. It is my view. But let us wait our expert Mr.Srinivasa views on your problem.
Dear Krishram,
Since you do not have any khata, I feel the layout is an unauthorized layout which is to be regularized by the present BBMP after the passing of Akramana and Sakramana bill by the government, till then you will have to wait.
Hi
Firstly KUDOS!! for patiently answering all our questions…
i have 2 questions…
1. How does Layout approval document look like ?
i am trying to buy a DC converted B-Khata Site in a layout. When i asked the owner about the Layout approval doc, he just showed a layout picture with somebody’s sign (may be some BBMP officer..not sure )on it. is there a separate document which can be checked & confirmed that the layout has approval from concerned authorities ?
2. when i checked with BBMP office of my locality, the people working there said, they are yet to receive official circular from BBMP & hence not giving any A-Khata for DC converted B-Khata sites. Is it True ?
Dear Ramesh,
Eventhough the land is DC converted the developer/owner has to approach BDA/BMRDA or any concerned planning authority to get the layout approved. Then only he has to form a layout. The concerned authorities have to affix their sign and seal on the layout plan alongwith number and date. You can take the document to the concerned authority for your verification to know the genuinety of the document.
You can approach the commissioner BBMP to know the present status of the circular issued by them regarding collection of betterment charges for DC converted sites.
Dear Sir,
I am planning to buy a plot which has B-Register(Katha). The Layout is around 2 acre. The layout is DC-converted and has A-Katha.
1) My understanding was that if the layout has A-Katha then the individual sites also should A-Katha..why does it have B Katha?
2) If its B-Katha then can I get it converted to A-Katha immediately paying the betterment charges or will I have to wait for Akarama-Sakrama?
3) Is Layout plan approval necessary inorder to go for construction?
Thanks,
Ravi
Thanks for your instant reply Mr.Srinivas,
I got a zerox copy of the approved plan, where in the (then) Chief Officer (Mukhyaadhikaari), Purasabhe, Yalahanka had certified that “Plan approved transition from 1 to 132 sites”. He has signed and affixed CMC Seal. Can I apply for a certified copy of the plan and the copy of the Receipt dt.17.2.1999, for having paid Betterment charges, from CMC through RTI Act 2005?, as nobody is responding from CMC for my requests. The person who formed the layout is not available now. Apart from this I have been paying tax to CMC/BBMP for the last 17 years. I have EC from 1995 till Dec.2012. Obtained Electricity and water connections for my premises. Many of the site owners have already built houses and obtained drainage, electricity and water facilities. Even roads are partly asphalted. Is there any risk of acquisition of the layout from BDA/BBMP at this stage? How to get A-khata for my property? Kindly reply.
Thank you very much for rendering your valuable suggestions.
Regards,
Ramesh
Rtd.Dy.Registrar, UOM
Greetings,
We have a 2400sqft land in saraswathinagar, mahadevpura (behind More supermarket). This falls in ward 81 of Mahadevpura under Zone F. I have to pay tax from 2006-07 to till date. The BBMp office in KR pura is looting me a ransom (INR 9781 in place of 5743 (as per system)for 2008-13) and not giving manual receipt for 2006-08. I understand I cannot pay online. Also have to get Khata Done. These guys in KR pura gave a quote for 19000 with Khata (presume B Khata). Since felt something fishy, I walked out.
Which BBMP office I should approach for paying 2006-07, 2007-08 tax.
Which BBMPoffice I should pay betterment charges
Would that entitle me to get A Khata at one go.
Dear Krithiga,
You can pay the tax to BBMP revenue office as per the self assessment scheme in the same BBMP office where you have paid the tax.
To get the khata you have to apply for khata alongwith all the necessary documents. However, if your vendor doesnot have ‘A’ khata then you have to wait till the passing of Akramana and Sakramana Bill by the government of Karnataka to pay the betterment charges and to get ‘A’ khata from BBMP.
Hi BasuNivesh,
Thanks for all the details above, I am planning to buy a 2bhk apartment in Marathahalli area. Recently I came to know that there is a deviation in the constructed apartment and with BBMP approved plan, I checked with one of the civil Engineer and he confirmed that the deviation is more than 130% (approved buildup area is 14000 sq ft but the constructed area in 32000+ sq ft), but number of approved flats and number floors are same with the actual construction.
Because of the deviation LIC and SBI rejected the loan for me, but builder is ready to arrange me the loan in private banks, but I am not sure this will create any problem in future
Please share your view on this.
And one more doubt is I will be facing any problem in getting the Khata in future because of this deviation issues? And what other problems I will face like, penalties, problem in reselling, etc.
Dear Deepak,
Since there is much deviation you have to pay high penalty if imposed by the BBMP under the proposed Akramana and Sakramana Bill. As otherwise, it will be very difficult for you to regularize the flat and get khata from BBMP. In this regard you can also approach Engineering Department of BBMP for further details in this regard.
Mr. srinivas,
On the 16th., November,2012,the High Court ,would have heard the case regarding the vacating the stay of Akrama Salrama .
Has the case been heard and if so,has the stay been vacated ?
If the stay is vacated the governor will look into the same ,making some amendments,will allow the Akrama Sakrama Bill to be implemented.
So,please let me know if the stay has been vacated.
Thanks & Regards,
k n ramachjander Sastry
Dear Ramachander Sastry,
If you know the case number kindly furnish the same to enable me get the details from the high court.
Dear Mr. Srinivas,
The case has been posted to the 6th., December,2012.
Thanks & Regards.
k n ramachander sastry.
Sir, I have a peculiar case to bring to your notice. I’m planning to buy a plot in Muthyalanagar area in Bangalore.
Seller of the plot is just a GPA holder, Allotment of the sites were done through mere GPA in the year 1989, as during that time ‘Registration’ process was halted. All the sites in the layout are allotted on similar basis.
Later in 1995-96, when the Registration process was restarted, the seller of the plot didn’t get it registered in his name.
Around the same year, 1995-96, the current seller of the plot, paid all the betterment charges, property tax etc., and got the Khata transferred. I have received the Khata Extract and Khata Certificate but I see that Seller name appears as ‘Holder’
Please let me know if you have any answers for these questions -
1. Given this situation, do you think it’s a safe to buy the property?
2. Will I be able to get EC for the last 14 years?
3. Will I get the bank loan? (Please note, the original owners who gave the GPA are now not traceable)
4. How can I ascertain a copy of the Order letter, which proves that the plot is converted by paying Betterment charges? (I have a photocopy of the receipt of the Betterment charges paid)
Dear Goutam,
1. Since your vendor do not have the registered deed, the khata has been made “Holder khata”. The name of the holder will be removed only when your vendor get a registered saledeed or any other document.
2. You can apply to the concerned sub-registrar office and get the EC up to date.
3. Since your vendor doesnot have registered document no bank will give loan.
4. Unless you have a document to show regarding conversion order you can not prove that the plot is converted.
Hi Srinivasa,
First of all let me Thank you for providing detailed answers to all the confused minds like us , you are doing a wonderful service .
My query is regarding the building by-law deviation, We are planning to construct a house in bangalore and there is going to be difference in the plan which we are going to submit to BBMP for approval and the actual plan. My question is how much deviation is common in bangalore ? according to bylaws 5% is acceptable , but if we go by this we are not able to cover more than 60% of site because site is not perfect rectangle, being a corner site. can deviation of 35-40% result in demolition or any other problem in future from BBMP? my builder is saying there wont be any problem but I wanted to have second opinion. I would really appreciate your advice on this.
Thanks
Rajiv
Dear Rajiv,
It is better to consult BBMP/Town Planning Department regarding regularization of deviations.
Mr.Srinivas,
The case where the stay on Akrama Sakrama has been posted to the 6th., December,2012.
Now,
B B M P has included Electronic City,Neeladri Nagar etc.,in its fold.
If the above resolution is published in the Karanataka Gezzette the resolution holds good.
Right,
if after the publication in the gazzette,(betterment charges which the B B M P has been recently collecting),,if paid, for properties in Neeladri Nagar,will it amount to regularization ?
Does this payment exclude these properties from waiting for the passing of Akrama Sakram Bill?
Your reply will put to rest the anxiety of thousands like me, who own plots in illegal layouts which sprung up from 1990 onwards.
Thanks & Regards,
k n ramachander Sastry
Dear Mr. Srinivas,
Please find some time in your bust schedule and send your experienced views/guidance on the above matter.
The Case where the stay has to be considered on Akrama Sakrama is posted for the 6th., December.
THanks & Regards,
k n ramachnader Sastry
Dear Mr.Basunivesh / Srinivas
I have come across a layout in Electronic City which is DC converted with all clear titles. The builder is also offering to construct villas. I would like to know if it is safe to buy a DC converted plot which is not approved by BMRDA, but by the Gram Panchayat. The other layouts in the same area are BMRDA approved, but not this one as it is less than 1 acre.
This layout is approved by a nationalized bank for plot/home loans. Please advise.
Dear Blessy,
Since it is already approved by the bank after scrutinizing the documents , you can go ahead.
is there any website from BBMP where I can find information on a plot regarding its BBMP khata status, tax paid status, owner name for verifications etc? I have the BBMP khata number and survey number of the plot.
Dear Anil,
I am not sure. Kindly contact the BBMP.
Hello, I am planing to purchase a plot in Chandapura GPR layout (BMRD approved). Plot owner has got Katha panchayethy. In this case do I get loan from any bank or not?
Dear Ramakrishna,
You can approach the bank/societies in this regard.
Hi Basunivesh…just planning to buy a site near Sunkadakatte which is DC converted. I got the approved layout plan from the Builder with seal and sign from Tavarekere Panchayat..But there is no Survey number or MR number..is it okay? shd i show it to Civil Lawyer?
Annu- It is always better to take the advice of expert lawyer. If you are interested then I can provide the contact details of Mr.Srinivas.
dear sir, I am planning to buy a revenue site in ms palya near sambhram college. I received all the papers from 2004 and checked with the lawer. lawer gothrough that all the papers and asked me to get 3 more papers like ec,,tax receipt for 12-13, and immutation certificate from taluk office. in that record of rights it mentioned “mane niveshana”. Ichecked with BDA notification whether my site survey number has been notified or not. It’s not in the list. just 100 yards there is ‘b’ khata sites. Also there are few more houses which comes under revenue sites constructed.
Now my Question is Whether I have to go for the land or not? I am not going for loan. What should I do? please guide me. Augustin
Dear Augustin,
You can approach a civil advocate alongwith all your papers and take his legal opinion before taking final decision.
Really a good initiative and this is educating many..appreciate your service.
Just one question- Now BBMP issued notice to its offices to collect betterment and issue A katha for DC converted sites. Does the layout need to have approval as well along with DC conversion in order to get A katha upon paying betterment charges?
Dear Arun,
If the developer has already sold all the sites, the purchasers as per the latest circular from BBMP have to pay the betterment charges individually and get indivual ‘A’ khata for their respective sites. If in case there are some sites which are not sold by the developer,the developer can approach the BBMP towards those sites and get ‘A’ khata.
Hi, I m planning to buy a property which was sold by Builder to X-Party and X-party already having a loan on that flat, now if i need to buy that property from X-party..and transfer the loan under my name…whats the procedure to be follow and what all precaution and documentation to be done to avoid any issue later…pl. advice
Dear Ankur,
Kindly consult a civil advocate with all your papers and take legal opinion.
Hi sir,
I am shown a site in Padmeshwari Layout, Kittaganur. It is a Panchayath Revenue site. The layout was formed out of 20 acres. More than 100 houses are already built in the locality.
Broker is saying that the layout is going to be BBMP without being DC conversion. Is it true? Kindly advise.
Also, there is a litigation on entire 20 acres of land. Dispute is going on at court. Broker is telling that, it will be settled shortly by paying some money to them. Can I believe that?
If I buy the property, what are my risk factors. Kindly advise.
Dear Arun,
It is not advisable to take unauthorized layout sites as well as litigation involved sites.
Dear Mr.BasuNivesh and Mr.Srinivasa.
Thanks for all the help you have been extending on this group. Its really very helpful to every one.
I have a question :
I am looking to buy a plot in K.R.Puram area . The Developer has got the DC Converted A Khata .
He also has NOC from BDA that the land has not been acquired by them.
However he does not have a BBMP approved Layout plan yet. There are 4-5 banks who are providing loans on this layout including Canfin , IndiaBulls etc.
There are around 200 plots in this layout and more than 50 people have already registered their plots.
Is there a risk in buying this property ?
Dear Shuja,
The layout has to be approved not by BBMP, it is only by BDA/BMRDA or any other town planning authority. Eventhough the land is converted it is mandatory to get the layout approved from the competent authority under the “Town and Country Planning Act” as otherwise, the layout is considered as unauthorized.
By looking at the khatha paper, is it possible to identify if it is ‘A’ or ‘B’ khatha? If so, how? Please explain.
“A khata” will be issued by BBMP after registering the property details in their revenue records and issue khata certificate as well as khata extract. But in case of “B khata” the BBMP will not register the property details in their revenue records. However, it will be issued as “Form B” which is not a khata. It shall be used only for the purpose of registration of document and not otherwise.
Dear Mr.BasuNivesh and Mr.Srinivasa.,
What is Mutuation order ( is this required for individual sites), Every one knows A Katha & B Katha but what is “Kahta Certificate” & “Kahta Extract” and what is the difference between BDA layout & Private layout which as more Weight-age in Market wheather only BDA has to form Layouts.
What excactly is Akrama Sakram Bill.
Regards,
Karthik Garla
Dear Karthik,
1. Mutation order has been made for the agricultural lands. Not required for individual sites.
2. Khata certificate is a certificate issued by BBMP mentioning the name and property details. Khata extract indicates measurement of the site as well as building and assessment of tax.
3. A layout formed by BDA is considered as BDA layout of the government. All other layouts formed by individuals are private layouts.
4. Kindly purchase a copy of the Akramana and Sakramana bill which is available in all bookshops.
HI Pramod, one of our relatives have purchased site in Haridas Nagar. Village panchayat people are saying that in another 2 to 3 years, it will be converted to Nagara sabe. So, why you want to sell the sites.
Dear Girish,
The decision has to be taken by the owners.
Hi Basunivesh , I have purchased a land which is DC converted and having B Khata i have got it registered recently .But since it is a B Katha can i transfer this to My name or i should keep paying the tax in old land owner’s katha number . Is it not possible to transfer the B katha . Whom should i contact to Convert the B katha to A katha .
Regards,
Jo
Dear Jo,
Since your land is already converted as per the latest circular of BBMP you can pay the betterment charges and get the khata registered from BBMP.
Dear Sir, (D. Srinivasa)
I have given an advance for purchasing a built house near kanakapura main road, applied for a LIC housing loan, now LIC lawyer told me that the survey no. 5 raghuvanahalli, Uttarahalli hobli belonging to parvathamma has been notified by BDA for acquisition , so we need to get a NOC from BDA or denotification letter from BDA, it is currently A katha property, but the builder has paid latest tax and taken EC from Sub reg office BBMP. I found the following details from BDA site
http://www.bdabangalore.org/TPM.pdf details :
4477 13638
BDA/TPM
MIS-410/97-98
Smt PARVATHAMMA
REGARDING
SY NO-5 OF
RAGHUVANAHALLI VILLAGE,
UTTARAHALLI HOBLI,
BANGALORE SOUTH TALUK
11/2/1997 E 09-01-1997 23/4/2011
I did not understand what is this, Sir my humble request you to please help me in this regard and suggest me the next steps.
Many Thanks,
Prashanth
Dear Prashanth,
If the land is notified by the BDA for the formation of layout it is better to approach the Land Acquistion Department , BDA to get the present status of the land.
What is the difference between DC converted site and Corporation site and Revenue site
Dear Shashank,
DC converted site is a site formed after getting the land converted from agricultural to non-agricultural usage.
Revenue site is a site which has been formed unauthorizedly.
Corporation site is a site which has been acquired by corporation.
Dear Sir,
Our property is located in Ganganagar, Bellary Road Cross, Bangalore City Corporation Limits . Earlier taxes were paid to Bangalore City Corporation. We had long pending taxes. The taxes were paid only till 1993. Since, we had not paid taxes until recently, PID No. was not allotted to us. Recently when we approached BBMP to pay taxes, They accepted taxes based on our survey no. and old receipts. Now we have applied for Khata Certificate, BBMP officials are conveying that only “B Khata” can be issued to us and not “A Khata”. Please advice.
Dear Amjad,
If your site has been formed out of a converted land you can pay betterment charges and get “A” khata from BBMP. Otherwise, you have to wait till the passing of Akramana and Sakramana Bill by BBMP
We have Bangalore City Corporation Assessment Order passed in 1968.
Hi Sir,
I have found a property which will be a resale , he has not used the flat but the building is been complete and others are staying there for more that 2yrs. I got the sales deed copy.
My question is
1. Two flats were purchased and was merged together . now its been modified again to make to separate flat. So total area of both the flats are 1650 sqft. And he is trying to sell it one flat of 825sqft. Is this possible ?
2. he is trying to sale via builder and he did not do any sales agreement with the builder before, and went for a sales deed directly ? can it be done ?
3. He has only one car parking for both the flats. If i plan to purchase do i have to pay extra for parking again ?
4. What are the documents to be checked for buying any resale flat.
Excerpts of the sales deed “Vendor offered to sell and the purchaser has agred to
buy apartment F101/102, in first floor, having super built up area 1650sqft(which is inclusive of proportinate share in balcony, common areas, passages etc) along with 0.43% undivided share in Schedule A1 mesauring abount 752.50 sqft along with one covered car parking/”
Will be grateful you can answer.
Dear Dipavan,
Kindly consult a civil advocate along with all the documents furnished by the vendor and take legal opinion.
Hi,
I got a land in Dommasandra village, it is under panchayat limits. Please let me know the process to transfer the Khata from owner to me and what would be the approximate fees to transfer the Khata.
Thanks in advance.
–Usha
Usha-You need to wait till our expert reply.
Since your land is still under the panchayat limit you can approach the concerned village panchayat and file the necessary applications and documents and get the khata transferred.
Hi Sir,
As you might know as of Oct 2012, BBMP has started collecting betterment charges
at the revised rate of 550/- per sq metere. My query is
1. I have a plot 30*40, carved out from a larger DC convereted plot of 2 acres
2. The larger 2 acre plot has A khata
3. However, the layouyt doesnot have the approval fro BDA.(The property comes under BBMP limits within city)
Now the question are for the above mentioned plot
1. Can I pay betterment charges to BBMP?
2. If I pay bettement charges, can I get A khat? Though the layout is not approved bu BDA
3. If not, is getting A khata dependedent on the Akarma- Sakarma bill passage
Rajesh-Request you to wait our expert reply. It seems he is bit busy in his major profession.
Dear Rajesh,
As per the latest circular BBMP will collect betterment charges for converted land and issue ‘A’ khata. Kindly approach the concerned revenue office of BBMP and get further details.
I have shortlisted a flat in an under construction apartment (24 flats, Stilt+G+3 floors) in Whitefield, Bangalore. The builder says that the land has A-Khata and the building plan is sanctioned by BBMP. However, the builder is saying that he will not be able to provide Occupancy Certificate (OC) from BBMP and also there is NO guarantee that individual flats will get A-Khata after khata bifurcation. This might be because there is deviation from BBMP’s sanctioned plan (he has converted 4BHK flats to 3BHK and 3BHK’s to 2BHKs). Builder says that despite these deviations he has not exceeded the total built-up area approved by BBMP for construction. However, he might contruct two penthouses on top floor. Builder says that loan is available from major banks. Is it advisable to buy this property if we do not get CC, OC……and also if there is no guarantee of A-Khata for individual flats? Will it be a problem to re-sell this flat in future?
I am also facing a similar situation. My builder is saying around 15-20% deviation and he is not able get CC & OC. I am also in dielema whether i will get A khata or B khata even thought apartment is built on A-khata land. Is it okay to purchase such property?
Dear Raghava,
If the builder as constructed the apartment as per the sanctioned plan leaving necessary setbacks he will definitely get CC and OC. In such case, BBMP will issue separate “A” khatas for each apartment. As otherwise, you have to wait till the passing of Akramana and Sakramana Bill and thereby after paying the necessary penalties and betterment charges levied by BBMP each flat owners will get “A” khata.
Builder has not constructed as per BBMP approved Plan. There are voilations in respect of setbacks and he has constructed 6 flats in 4th floor where as he is having approval only for G+3. Whether Akrama and sakrama act will regularise these type of voilations also? If yes, may i know what is the propsed amount of penalty as per akrama and sakrama act?
Dear Gyan,
If the builder as constructed the apartment as per the sanctioned plan leaving necessary setbacks he will definitely get CC and OC. In such case, BBMP will issue separate “A” khatas for each apartment. As otherwise, you have to wait till the passing of Akramana and Sakramana Bill and thereby after paying the necessary penalties and betterment charges levied by BBMP each flat owners will get “A” khata.
I am planning to buy a resale flat (3 years old). The owner has got only encumbrance certificate, Sale deed and property tax receipt. He does not have any Katha A or Katha B document. The encumbrance certificate looks fine as there is no legal dues or liabilities mentioned. Is this safe and enough for me to buy this flat? What other document shall I look into? Will there be any problem in getting Katha A for this flat? Please advise.
Thanks
Gopal
Dear Gopal,
To purchase any property a khata either ‘A’ or ‘B’ is a must without which the sub-registrar will not register the document. Kindly ask your vendor to get the khata. To know whether you can get ‘A’ khata for the said apartment you can approach the concerned Revenue Officer, BBMP.
Dear Mr.BasuNivesh and Mr.Srinivasa.
Thanks for all the help you have been extending on this group. Its really very helpful to every one.
I have a question :
My father and his brother purchased a site in Bangalore near to Christ college in the year 2004-05..My father & his Brother both were staying in my dads site, due some miscommunication between both we asked his brother to vaccate..
My dads site is clear and we recently paid B katha in the year 2008 and till date updated..but the front portion is his brothers it is in litication…
Can i plan to construction my dads plot? I am not getting loan from any bank as they are asking for A Katha…When will BBMP will start collecting?
Please Advise..
Thanks,
Punith
Dear Punith,
You have to wait till the passing of Akramana and Sakramana Bill by the government which is long pending to pay the necessary betterment charges and get ‘A’ khata for the property.
Dear Srinivas Sir
How do I know whether a particular site is a DC Converted or not ?
Thanks
Suresh
Dear Suresh,
You can ask your vendor. If it is a DC converted he will produce a official memorandum issued by Deputy Commissioner for conversion of the particular land.
thank you very much sir.
By the way, currently i am in need of service, where I have to pay betterment taxes and also procure a A kahta for a DC Converted Site…can you recommend any service provider name pls?
rgds
Suresh
Hi Srinivasa,
I did approach the BBMP revenue office of my ward. But I was told, even though the plot has the DC conversion, the town planning authority(BDA in this case)apporoval was not sought efore forming the layout. Hence they cannot collect betterment charges and cannot provide A khata.
Do you have any suggestion on how to proceed?
Dear Rajesh,
You will have to wait for the passing of Akramana and Sakramana bill by the government and thereafter pay the necessary penalty prescribed therein for not obtaining BDA Layout plan and thereafter you can get ‘A’ khata.
Hello Sir
I am planning to buy a plot .the developer says he will get DC Conversion and A Khata for entire layout. he also says whne Akrama-sakrama comes you need to pay betterment charges. he also says he will arrange loan from HDFC ,LIC. now my question is what is Akram-sakrama.? with out which i con’t get plan approval?
Dear Malli,
Akramana Sakramana is a Bill to be introduced by the government for collecting the betterment charges, improvement charges and penalties for the regularisation of deviations, unauthorized layouts without obtaining layout sanction from the concerned departments and not converted the land from agricultural purpose to non-agricultural purpose.
hi sir,
How we can come to know this is B or A khata. How much cost for transforming the khata.
Devraj-Please read fully all above comments, you will come to know the answer to your question.
Hi, you said ” an approval from the appropriate land development authority “…who is the appropriate land development authority and what type of approval? Is khata certificate (2007) and tax paid receipt (2005-2007) from CMC KR Puram enough?
If there were approval from such authority, was there no need to pay betterment charge? I’m sure BBMP didn’t deliver khata to owner in this case at door step. So how did they get it. I’m asking because I’m seeing one such khata certificate from BBMP but without betterment paid slip so not sure how much to trust it as A khata.
Dear Sk,
Kindly approach the concerned revenue officer of BBMP and show the khata. Thereby he will inform you whether it is genuine or not.
Dear Sir,We have a land in Whitfield ,the A khatha for which has been misplaced(we havethe A khatha number).we got a B khatha for the same property.is it possible to apply for the A khatha with the number.
Kindly approach the revenue office of BBMP and get the details.
I have shortlisted a flat in an under construction apartment (24 flats, Stilt+G+3 floors) in Whitefield, Bangalore. The builder says that the land has A-Khata and the building plan is sanctioned by BBMP. However, the builder is saying that he will not be able to provide Occupancy Certificate (OC) from BBMP and also there is NO guarantee that individual flats will get A-Khata after khata bifurcation. This might be because there is deviation from BBMP’s sanctioned plan (he has converted 4BHK flats to 3BHK and 3BHK’s to 2BHKs). Builder says that despite these deviations he has not exceeded the total built-up area approved by BBMP for construction. However, he might contruct two penthouses on top floor. Builder says that loan is available from major banks. Is it advisable to buy this property if we do not get CC, OC……and also if there is no guarantee of A-Khata for individual flats? Will it be a problem to re-sell this flat in future?
Dear Gyan,
Kindly find out whether your land is DC converted or not. If there is any deviation it will be regularized by BBMP after the government approves the Akramana and Sakramana Bill but you will have to pay betterment charges and penalties to get ‘A’ khata in future for the individual apartments.
Hello Basu and Dr Srinivasa,
Thanks for putting up this blog and i can already see, its has been quite successful so far.
I am planning to buy a plot in BBMP approved layout.
Could you please let me know, what are the documents that i should look for ?
So that i don’t get cheated.
1) How do i ensure that paper that i have seen and property is matching\
2) guy who is taking money is real seller
3) no body else holds the Power of Attorny for the same
4) Neither the seller nor the POA guy have done agreement with anyone else.
5) in case if POA holder or selleer have done agreement with others but if i get it registered before them, those agreements become invalid right ?
Dear Arif,
Kindly take all the papers and documents pertaining to the property to an advocate who is well conversant with property matters and take his legal opinion.
Srinivasa Sir,
Could you please provide your office address as well as your contact number ? I would like to talk to you personally regarding some property issues we are having currently.
Thanks,
Adithya Athreya
Adithya-He resides in JC Road area. You can call him after 6.30 evening. Take his contact number-9886047740.
what does it mean by HASB khata?
Dear Sudheer,
HASB khata is a khata issued by HAL Sanitary Board which was formed long back for the purpose of maintaining the properties that comes under their jurisdiction. It is like a muncipality but now it has been dissolved and there is no existence of HAL Sanitary Board and now it has been merged with BBMP.
Hello Friends,
I am planing to buy a property in Banjaralayout, Saienclave. Which is under B khata (not sure if it is under BBMP. Can you help me to find out if it is under BBMP and good to buy the property in Banjaralayout, Horamavu
Thanks, Paddy
Dear Paddy,
Kindly take all the papers and documents pertaining to the property to an advocate who is well conversant with property matters and take his legal opinion.
Thank you Srinivasa, will do that.
Need a help. How do I know my site is DC converted? Is form 1 or form 12 indicates it is already DC converted. When I asked in panchayat is converted to BBMP office, they said I need to pay betterment charge and few more to get A khata. Though I have upto date tax paid, How do I know I am not being fooled. Any response can be posted to my below id(mrp.ashok@gmail.com)
Thanks in Advance.
Ashok
One of my friend wanted to purchase a land whose position certificate is different than the owner of the land. Is it ok to purchase such land?
what is position certificate?
Dear Arif,
Position certificate is a certificate issued by the erstwhile CITB or present BDA or any of the house building cooperative societies for the sites formed by them .
Dear Ashok,
Kindly take all the papers and documents pertaining to the property to an advocate who is well conversant with property matters and take his legal opinion.
Dear Ashok,
If your site has been DC Converted you should have a copy of the conversion order issued by DC. Form No.1 and 12 will be issued by Village Panchayat in whose jurisdiction the property comes under which is nothing but a khata and which is not a conversion order. If your site is still in the status of revenue site formed out of a unauthorized layout then you have to wait till the passing of Akramana and Sakramana Bill by the government to pay the betterment charges and get “A” khata.
That was a very nice and descriptive article… I am about to make a purchase and need your advice on what I need to check.
There is a residential plot of 2400 sqft. near hoodi circle, in a gated layout. Owner says it is BBMP approved but not BDA and soon it will be BDA approved as well. What I would like to know from you is the following:
1) when they say it is BBMP approved, how do I check if it is A Khata or B Khata?
2) Will it be a problem if it is not BDA approved? And how do I check how soon can it be BDA approved?
3) I have read in forums to get a NoC from BDA, how do I do that? and based on what criteria?
4) I have a joint family, so, I am planning to construct a kind of an apartment in 2400 sqft in that layout? Will they be any objections, do I need to get an NoC for constructing few apartments in that area?
5) What other documents I need to verify to see if the owner is genuine and the transaction I am making is genuine.
6) Can I get bank loan from SBI if it is A Katha?
7) I heard from few people that they are taking any betterment charges these days, so if the land is B Katha, it will take long to get it converted to A Katha. is that true?
Please advise.
Dear Suvidha,
Kindly take all the papers and documents pertaining to the property to an advocate who is well conversant with property matters and take his legal opinion.
Hello Basu,
First i like to congrajulate you for sharing such an usefull information. You are doing a great work !!
My Query : Is A Khata or B Khata applicable for the areas which comes under BBMP authority or is it also applicable for BMRDA ,BIAPPA,etc ??
Dear Giri,
It is only applicable to the properties which come under the BBMP jurisdiction. There is no khata called ‘A’ khata and ‘B’ khata. ‘A’ khata is a khata issued by BBMP if the layout is formed after obtaining necessary permission from all the concerned departments. There is no ‘B’ khata, it is only Form B will be issued by BBMP exclusively for the purpose of registration of documents. ‘B’ khata is not a khata at all and it shall not be included in the revenue records of BBMP.
Hellow Basu sir,
Pl accept my sincere solute for enlightening, regarding Khata. I was just wandered to know about it as the bank rep wanted to verify whether the land is of A or B katha. Pl keep doing the good work.
Sanjay-Thanks for your supportive words. We need to thank Mr.Srinivas too. Because at this age with with his daily professional hurdles, he is giving us valuable solutions whenever he get time.
Hi Basu,
Query on “A Khatha”:
Can there be a possibility that the plot is “A Khatha” but doesn’t have a Approved layout plan?
Is layout plan mandatory for “A Khatha”.
I am planning to buy a house where the owner says its “A Khatha”,betterment charges paid…but doesn’t have a layout plan.How can we confirm if its clear “A Khatha”? What are the mandatory docs required for “A Khatha”.
Please suggest
Kumar-Thanks for commenting. Request you to wait our expert advice.
Dear Kumar,
Kindly take all the papers and documents pertaining to the property to an advocate who is well conversant with property matters and take his legal opinion.
Hi Basu,
we are planning to purchase a plot and finalized near hoodi. Broker and also owner says that the betterment charges were paid for full layout and the plot is “A Khatha”. We have taken the documents from broker and saw the Khatha Extract, Khata certificate dated 17.02.2012 along with the betterment charges paid receipt (MAR20-A) with same date.
He had also given BDA approval and NOC documents.
1. Is BBMP collecting any betterment charges in this year (2012)? We heard that BBMP is not collecting any bettermentr charges since 2003.
2. If the entire layout is “A khatha” do we need to transfer A khatha for individual plot?
3. If it is not transferred can we get loan from govt banks?
Dear Eswari,
Kindly take all the papers and documents pertaining to the property to an advocate who is well conversant with property matters and take his legal opinion.
Dear All
I am going to buy a flat which is constructed on B khata land. Pl guide , should i go for that or not ?
Best Regards
Praveen-Please read the above discussions, you will get fair idea of what you need to do. Else wait for our expert advice.
Dear Parveen Thakur,
Kindly take all the papers and documents pertaining to the property to an advocate who is well conversant with property matters and take his legal opinion.
Dear BasuNivesh,
Thank you very much for all the clear explanation. Though I didnt go through all the comments and query chains above, I want to ask a question.
If an apartment is built on a land with A khata and as per builder the individual houses are B khata. How far it is safe, in the sense, will there be any legal issues converting B khata in to A khata provided all the pre-requisites (DC conversion, tax paid till date etc) are fulfilled.
Please advise.
Best Regards
Chandru
Chandrashekar-Thanks for your comment. Answer lies in above comments. Request you to go through all comments.
Dear Chandrashekar,
There will be not much of legal issues for converting ‘B’ khata to ‘A’ khata which can be done only after the approval of ‘Akramana and Sakramana Bill’ which is pending for approval after paying the necessary charges prescribed therein.
Hi BasuNivesh,
Could you please shed some light on how Holder’s khatta can be converted to A-khatta, since i’m a bit clueless where to find answers for the same.
Best Regards,
Rahul
Rahul-Please wait for our expert advice.
Sure will Basu! thanks for the prompt response!
Hi Basu, any updates on this, since i’m still clueless as to how to convert the site to A khata from Holders Khata
Rahul-Request you to wait Mr.Srinivas reply.
Dear Rahul,
If you have registered title deeds of the property, then you can approach the BBMP for convesion of Holder’s khata to regular khata.
Dear Rahul,
The BBMP will issue “Holders’s khata” for the properties where there is no registered Title Deeds. Hence only on the basis of the possession of the property holder BBMP will issue Holder’s Khata. If in future, the holder of the property sells the property to any other person, the purchaser on the basis of the registered saledeed can convert the Holder khata into regular khata.
Hi Srinivasa,
We have one property(Vacant site) in Me and my wife’s name, We plan to construct the house on it. For which my mother in law is giving me 25L Rs but she wants to have some kind of agreement with us saying that she has the right to stay on the ground floor of the constructed till the time she is alive after that it is ours. I would appreciate if you could advice as on how to go about it. Is it ok to have lease deed with her shown as tenant and 25L rs as deposit money?
Thanks
Rajiv
Dear Rajiv,
Instead of lease agreement it is better to draft a agreement for the security of the amount. If you provide all the other details we can prepare an agreement in this regard.
Hi Basu/Srinivas
I will be registering a plot in my name very soon. The layout developers comprise of 3 partners. The builder said that while registering, only one of the partners will be signing the deed as it is legally sufficient. Do all the 3 partners have to sign or is it sufficient if any 1 partner signs while registration? Please advise.
@blessy :
If all three partners had a partnership deed which says one person is authorized to sign on behalf of their partnership firm, in that case its valid, but in that case you will always have to keep their partnership deed along with your registry as a proof to show one person’s sign is enough. Lets wait for Mr. Srinivas’s authentic comment.
Arif-Good sharing. I agree with the points you shared. I think Mr.Srinivas too have same opinion.
Thanks Arif.. your comment is very logical
@blessy : its comes from the past experience, layout for which i have done agreement is also owned by three partners and when i had to re-new my agreement only one partner signed and they gave me same explanation when i pushed hard for getting the sign from all three. (small world, are we in same layout GSG ? )
Dear Blessy,
Since the developer is a partnership firm any one of the partner can represent the firm and can execute the saledeed. However, please see that whether the partneship firm is registered or not and obtain details of the partnership deed, registration certificate of the firm and Form No.3 which indicates the present partners of the firm.
Mr. Srinivas,
Has the resolution including Electronic City,Neeladri Nagara,etc,in the fold of B B M P ,been gezetted ?
Please let me know.
Thanks & Regards,
k n ramachander sastry
Dear Ramachander Sastry,
Kindly verify the same from the concerned BBMP
Hi Basunivesh,
Thanks for your valuable information. Can you please share Mr.Srinivasan contact details to my email giriprasad7@yahoo.co.in?
Thanks
Giri-Sure.
Hi,
Could you please give out some information on lands which come under the yellow belt?
This is in Sarjapur and is it possible to get BMRDA approval to built a G+4 Residential apartment?
Another thing being there are a few plots which come under the Green Belt. I understand they are agricultural lands not meant for Layouts nor for residential apartments. My question being is it possible to convert the greenbelt land to BMRDA?
Please advise
Dear Vishranth,
Kindly approach the Town Planning Section of BDA for change of land use i.e., green belt to yellow belt. They will furnish you all the required details.
One of builder says that Land is A-Katha but apartment will get registered in my name in B-Katha. Is this possible that when land is A-Katha, apartment can be B-Katha?
Deepu-Impossible. May be possible to builder
Dear Deepu,
It is possible to convert your ‘B’ khata to ‘A’ khata after the passing of ‘Akramana and Sakramana bill’ and after payment of the charges prescribed therein.
I have purchased a site through a registered sale deed which was finally notified for NICE Road project @Bidadi. Can I get the money back from the seller? or can I resell to a 3rd party? What is the status of the purchase?
Usha-You will not get the money from your previous owner. But NICE might have already paid you compensation for acquisition. To sell this property to someone is bit difficult as if buyer comes to know that this property is under future or current acquisition then they may not take interest, also in my view it is not a fair deal. Hence if it is under NICE project then better to take the compensation and look for any other property of your choice.
Hello Friends,
I am planing to buy a plot in Horamavu or Ramamurthy nagag. I have doubt as how we can know if the owner sold the plot for multiple people?
I know i can go for the legal verification, still will the layer can able to find if the property had sold to multiple people?
Also, is it good to buy a plot in the Horamavu, Bnajara Layout?
Your Inputs will be highly appriciated
Thanks, Paddy
Dear Paddy,
You can approach a civil advocate alongwith all your papers and take his legal opinion before taking final decision.
Hi sir,
I need some information regarding a property in which whole land is dc converted and is a Khata. But after the layout formation individual property has b Khata. The builder says that the layout approval is not there and cannot be done as it is only 1 or 2 Acres of Land. For Layout Approval you Need a large Land. Is it so .what Are the requirements for Layout Approval . And can the dc Convertion have Limited Validity. Because Lawyer says that dc Convertion has Expired.
Dear Kushi,
The DC conversion usually will be granted for a term of 2 years within that period the developer has to form the layout. As otherwise, he has to seek further extension of time. Alongwith the DC Conversion, the layout has to be got approved from BDA/BMRDA or any other Town Planning authority. Only after getting the layout approval, the layout has to be formed. Otherwise, the layout is an unauthorized layout. Presently, the BMRDA has prescribed minimum 10 acres of land for getting layout approval.
Hi,
I have heard that even if your land is DC converted, you need Form 9 and/or Form 10 for getting A khata.
Can somebody tell me if these 2 forms are for each individual site or they are at survey level?
Thanks,
Bakul
Dear Bakul,
Form No.9 and 11 will be issued by the Block Development Officer of the concerned Village Panchayat which will be treated as khata for the individual sites. A separate form No. 9 and 11 will be issued for each and every individual site separately.
Hi,
1.) I bought a apartment around 1 year back and registered in my name which is constructed around 5 years back.
2) Now when i am asking for Katha, Builder saying he cannot get the OC and only can give B Khata not a A Katha.
Could you please let me know how to approach to solve the issue.
1) Can i pay the tax (property tax) with out Kata (If yes, Let me know the procedure)
2) What type action i need to take to get my OC and A Kata against Builder.
Dear CG,
Since the developer has not obtained the Occupation Certificate from BBMP, the khata for each apartment will be done in ‘B’ form. Only after the payment of penalties prescribed under the proposed “Akrmana and Sakramana Bill”, thereafter your khata will be registered as ‘A’ khata.
Under the Self Assessment Scheme you can pay the tax to BBMP.
Sir where do i get khata done for my agriculture land (11 guntas)
Dear Vinod,
You can approach the concerned Tahsildar’s office for getting the khata.
Hi Basu,
Good Day!
I am planning to buy a built house in Yelahanka New Town & the land is under B Khata & without any DC converted. The land is under CMC now & the property tax is paid by the Land Owner to BBMP till now. Will there be any risk in future that the BBPM or BDA might acquire the Land in future from us if i buy the Built house now!!
Sachindra,
Sachindra-Request you to wait our expert advice.
Dear Sachindra,
You can approach a civil advocate alongwith all your papers and take his legal opinion before taking final decision.
Dear Mr.Basu & Mr.Srinivas
Kindly clarify for the following:
A builder formed a residential layout consisting around 300 sites, as a registered GPA holder to the landlord.
Layout plan appd. by Yelahanka CMC – Attur Layout- Sy No.29 – during 1992
I bought a site during july 1995 by Regd.Sale deed, Municipal Assesment No. and Site No. registered in Sub-Registrar’s Office. Uptodate EC obtained till Dec.2012, up-to-date tax paid to CMC/ BBMP. and B-Khatha obtained.
DC conversion (Alienation) order obtained by the land owner during March 1996 but he has not given the copy to me.
He has also paid Development charges to CMC during Feb.1999 to CMC but again he has not given me the copy of it.
khata of the Site changed in my name (in form No. MAR No.19 – Rule 57) during March 1999 and khata certificated issued by CMC.
I have constructed all-round compound and a shop, obtained electricity and water connections. Leased out the premises during Dec.2011.
My questions are:
should I pay development charges again, as he has not given the copy of the ‘Dev. charges paid’ CMC receipt ?
How to get the copies of ‘Dev.charges paid receipt & the DC conversion order? How to apply & whom to apply?
whether am I eligible to apply for A-Khata ?
Kindly reply.
Regards,
Ramesh
Dear Ramesh,
I hope the area now comes under BBMP limits from 2007. If the land is converted and if you have already paid betterment charges to the erstwhile CMC you can approach BBMP to get ‘A’ khata after paying the prescribed improvement charges to BBMP. If you don’t have the copy of the conversion order you can apply to the DC’s Office and get a certified copy of the same if you know conversion number and date.
Thank you very much Mr.Srinivas.
Regards, Ramesh
Blog is really helpful… I would like to thank you all for your questions and answers from Srini ans Basu…..
Swapnil Singh-Thanks for your comment. Hope you enjoy our future posts too.
Hi Basu,
It was good to hear from you. I am planning to buy a plot in Kithiganur near Rammaurtynagar. Broker has informed that the land is DC converted panchayat land which also has layout sanction plan approval. When asked if its A Katha or B Katha he informed that it falls under form 9 and form 11. Do we still have to see if its BBMP approved or layout approval is more than enough to go ahead with purchase.
Swapnil-Wait for our expert advice. He is actually out of town for few days.
Dear Swapnil,
If the layout is already approved by BMRDA, kindly see that the proposed site is released by BMRDA before purchase. Since the area comes under the village panchayat limits, you will get only Form 9 and 11.
Hi BasuNivesh,
We are planning to buy a flat in Yemlur area. We came to know that the owner will give B khata for the flat.The property is SBI approved and we have even saw a cheque which was from SBI . And it is approved by HDFC and LIC too.We are now in a dilemma whether to go for the property or not.Could you please provide your advice ?
Thanks in advance,
Minati
Minati-Wait for our expert Mr.Srinivas’s reply. He is out of city currently.
Minati-
I have learnt from one the Sr. Branch Manager of SBI that they will not approve loan for B-Khata property.
However, I am not sure if the property that you are looking is exempted from that clause.
I believe It would definitely be a worth visit to cross check with the bank/cell that has issued the cheque ( or visit any nearest SBI branch). Do carry the docs and the attested copy of “legal opinion”.
SBI identifies and recognizes opinion given by few expert advocates only. This is true with their property evaluators as well. Bank Mangers can help you find one around you.
be aware – there may be nightmares till your SBI loan gets approved… but I am sure you will never repent for lost nights in future
IT WOULD BE WISE TO CARRY ATTESTED COPY OF ALL THE DOC THAT YOU RECEIVE FROM THE SELLER FOR BANK/ADVOCATE FOR ADVISE.
In GENERAL, Some of the important docs that one should get verified are -
Mother deed,
Sale deed,
approved plan,
encumbrance certificate,
latest tax paid slip,
betterment charges paid slip,
no objection certificates, if any ( for various reasons – bank auction, court /out-of-court settlements etc..)
.
.
only these popped out this moment…there may exist few more
Some times when situation demands you might need old mutations (kahta), paaNi, seller’s family tree (both old and latest seller) …
MY ADVISE :
Consult expert Legal Adviser always !
( not a Joke: I have seen people skip to sought legal opinion especially when they are buying a flat.They simply rule out the necessity of having an opinion just because the guy on the next door already got that clarified… !!! )
LAST LINE: (my thumb rule)
I take – ” If SBI approves my property, I am certain of peaceful nights ahead” ….so go with SBI… buy a safe property & protect your hard earned money… have peaceful life
Ravi-Thanks for your knowledge sharing. In my view instead of depending on Bank guys, it is better to take the legal opinion.
Hi Basu,
I bought Citilights Rustique, Whitefiled apartment in 2010. The building is built in 2008 and the flat was with builder till 2010. We have not paid any property tax for the flat and also do not have khata. Last year when we tried shifting our bank loan that time we got to know that we need to pay property tax and should have “A” Khata.
My question is how will I know how much property tax I need to pay? The association of the complex says we cannot get “A” khata as the property is in Whitefield. Is that true?
Dear Vini,
Kindly approach the concerned revenue office of BBMP in whose jurisdiction the area is situated to know regarding khata, payment of tax, etc.,
Hi Vini,
Have you got any clarifications regarding the Khata. Actually I was looking for a flat and broker mentioned one in Citilights Rustique.Need some inputs regarding Khata before buying in the project.
Hi Amit,
No luck with khata. We are still in the process of finding out the solution.
Regards,
Vini
Hi Basu,
Have you got any clarifications regarding the Khata. Actually I was looking for a flat and broker mentioned one in Citilights Rustique.Need some inputs regarding Khata before buying in the project.
Thanks a lot Ravi for your detail explanation. We have also decided to go to a lawyer to verify the property document. If it is fine, then only we will go for it otherwise we will cancel the deal. Its always better to know everything about these things beforehand. Thanks again for your advice. One more thing i wanted to ask. Do you know any good lawyer in and around Marathalli area ?
Sorry. none I know in Marathalli.
I consult one of the SBI approved sr. advocate Mr. Jerome De Silva in his office at Business Point, Brigade Road (adjacent to Brigade Towers). He is known for strict scrutiny of the docs and his charges are nominal.
Okay, if you have his contact details, could you please share that with me ? Thanks again
Minati-If you want then you can consult Mr.Srinivasa too, who is the replying the queries on this platform.
yes, sure BasuNivesh . Could you please provide me his contact details ?
Minati-His contact number is 9886047740.
I initiated to buy a property and later on found out that the A khata that the owner gave was a fake one. Now I do not want to register the property and the owner is refusing to give me back the initial amount I paid him. What do I do
Raju-Their are two options, either you need to forget the initial amount you paid to him or if you have valid proof that he faked you by saying property is A Khata then you may sue him.
Hi Basu,
Good Day!
I am still waiting to get Expert Advice on my above situation!! By when can i get the same can you please let me know!!
Regards,
Sachindra
Sachindra-Sorry for the inconvenience. If you are so urgent then you may call his number which is available in above comment. Actually he is out of city to attend one of his professional seminar.
Is PID ( computerized A Khata ) implemented in entire bangalore.
My seller who owns DC converted land in Kammanahalli villege on bennerghatta road, is having only manual A khata certificate and A khata extract. he is telling this entire area has not got PID no so far.
Please guide.
Arif-I dont think it is entirely implemented. Because previous month my brother got khata certificate which is not computerised.
Thanks for confirmation Basu
Arif-You are welcome
Hi Sir,
Could you please explain what is betterment charges and i have plan approval for buildin up to august 2013, Kindly advise can i start construction before that only so again no need for plan approval
Dear Jagadish,
If you already have sanctioned plan from BBMP you can start construction before the date of expiry as otherwise, you have to sought extension of time.
hi Basu,
I am planning to buy property in T.C Palya main road,Hoyasalanagar,Ramamurthy nagar,Here all are B-Katha sites which are not DC converted.
1.Will i get composite loan from any bank,
2.Later if i pay Betterment-charges and Akrama-Sakrama will it convert to A-katha
thanks
Venkat
Dear Venkat,
1. Since the property is an unauthorized layout i.e., without conversion of land without obtaining layout approval from the competent authority, in such properties any banks or financial institutions shall not sanction loan.
2. Only after regularizing the property by payment of penalties prescribed under the proposed Akrmana and Sakramana Bill you can get ‘A’ khata from BBMP. Only then bank may sanction the loan.
Hi Basu,
Can you please list the documents i need to ask from a builder to verify if the construction is legal. How do you rate D S Max properties Pvt ltd, do they fall in the list of trust worthy builders in Bangalore.
I met of the representatives from D S Max today, he showed me an upcoming project near K R Puram (Seagull nest). I like the property and showed interest however representative sounded pushy. unfortunately there is only one flat left in the apartment which falls in my budget. Please advice i am quite confused as i have only weekend to take a call on this……
Dear Swapnil Singh,
DS Max is only marketing agent for the developers. Before purchase any flat kindly all the papers and documents regarding the property. If need be you can approach a civil advocate with all the documents and take his legal opinion before making a final decision.
Hi Mr.D.Srinivasa,
I need some suggestion on following.
I am considering one property for purchase, its a private layout. ,
Mr. ‘A’ purchased it in 1960 ,
Mr ‘A’ DC converted this land in 1982.
Mr ‘A’ sold it to person ‘B’ ‘C’and person ‘D’ in year 1996.
person ‘B’ , person ‘C’ and person ‘D’ had some partnership firm which formed this layout by approval of gram panchayat and sold it to various people including person ‘E’
person ‘E’ holds more than one residential plots with ‘A’ khata. Now its under BBMP limits.
Now person A’s son, has filed a partition case in COURT OF THE CIVIL JudGE(JR.DVN)
BANGALORE RURAL DISTRICT.
As far I understand, Mr. ‘A’ had purchased it himself in 1960 so its not ancestral property, so his son should not be able to claim it.
In year 2004, A-son filed a partition suite claiming that his father had purchased this property from his grand father’s money i.e. A-father’s money.
A-son claimed that ‘A’ was not educated, A was taking care of milk selling business that was owned by his grand father.
A-son also claims that B,C &D hired tantrik to convince A ( well that sounded very funny in course case
A-son had filed this case against A,B,C &D and now he has proposed to include almost 113 people living in layout as DEFENDENT.
but i hear that all people in layout have consulted one lawyer ( for all ) and they have declined to become “DEFENDENT”.
what is your opinion sir? If sale of 1960 in which Mr ‘A’ is purchaser,
If person ‘A’ dint mentioned the source of income to buy this property ? Is it ok to buy ?
If 1960 sale deed mentions the source of income as the money earned from family business, then should we stay away from this?
We in process of getting the certified extract of sale deed of year 1960.
Dear Arif,
Since the property seems to be a litigated property, take the documents to a advocate and only after the scrutiny of the papers you may go ahead.
Thanks you sir.
Hello Mr Srinivasa, I am waiting for your suggestion.
I posted the same question also on http://www.lawyersclubindia.com/forum/Son-asking-for-partition-in-non-ancestral-property-74003.asp#.UQykGaWsiSo.
Where there is some more information that you may need before giving your suggestion.
My father purchased a piece of land which was originally an agricultural land but was converted to revenue land before sale / purchase by the original owner. My father passed away in 1992, and after that my sister and I have got the khata done in our names and were paying the taxes. In 2007-08 the area ( now coming under the Hoodi ward) has come under the jurisdiction of BBMP. Now, I need to pay my tax arrears and get a new ‘A’ khata, I am told that I need to pay betterment / improvement charges also. What is the rate of these betterment / improvement charges? What are the documents I need to submit at the time of applying for as’A’ khata? Are there any additional charges I need to pay for the said khata? What is the Official time frame within which the ‘A’ khata has to issued by the BBMP on receipt of application by any land owner?
1. For getting khata from BBMP you have to apply BBMP prescribed form along with xeox copies of title deed, mother deed, etc., up-to-date encumberance certificate, up-to-date tax paid receipts, copy of old khata, a copy of layout plan, etc.,
2. Thirty days.
Dear Mr.Srinivas,
I have a site which comes under ‘B’ khata at JP nagar VI phase. If i have to apply for a loan it may be difficult for me to get the laon as it is ‘B’ khata. This site was bought way back in 1979 and the taxes are paid uptodate. How do I get it converted to ‘A’khata plese advise.
Kindly wait til the passing of “Akramana and Sakramana Bill” and only thereafter you have to pay the necessary penalties prescribed therein and then you may get ‘A’ khata.
Srinivasa, can get an apartment built in a ‘B’ khata site where all the taxes are paid upto date and no other issues with the site. The only issue is that is a ‘B’ khata site. please advise at the earliest.
You will not get any loan from any banks/financial institutions to the apartment built on ‘B’ khata site.
Hi, i want to purchase a site measuring 30×40 where the owner is not having katha for this. But he is having the supporting papers from 1942 to justify that this land is self owned and not any other type of land. Since the land was green belt i heard that there is no need of DC conversion. (DC conversion is required only for yellow belt). Owner had paid tax regularly and it is upto date. Should i but this site ? if yes what are the other challenges i may have to take care, plz guide.
Dear Sudheendra,
If the area comes under green belt it is not advisable to purchase since green belt is meant only for agricultural operations.
Dear Srinivas, The area is fully developed. 3-4 sites are available . My concern is the owner is not having katha but she is paying property tax from 2007 and she have PID given by BBMP. Plz suggest should i go ahead and buy this?
For an apt. complex, ‘Individual Khatas’ applied for, and heard to have been prepared and kept ready, told to have been withheld pending issues re. payment of ‘betterment charges’ (DC) is finally resolved by court.
BBMP seems to insist for an ‘undertaking’; from every apartment buyer should khata be required before the pending court case is disposed of !
To add, builder/seller failed to apply for and obtain a ‘master khata’ , thereby enable each apartment buyer to apply for and obtain a bifurcated khata , a much simpler and normal way of doing.
So far as known, the party (ies) to the case (s) in which court direction was first given to issue khata without insisting for DC were all exclusive, independent owners of plots, who developed for own use; not apartments. BBMP seems to say that in the further appeal filed but pending disposal, it has been allowed by court to issue or release khata only after obtaining an ‘affidavit’ (undertaking) as aforesaid.
I will appreciate if you clarify what exactly were the facts before the court and present status. And, According to you, is the BBMP right in taking the reported stand for APARTMENTS.
Hi I am planning to buy an apartment which has BBMP A katha, But owner is stating he doesn’t have ‘OC’. Do you think its safe to proceed. Bank is ready to offer the loan I am not sure How
Telly-Request you to wait till our expert reply to your comment. Sorry to all who are waiting Mr.Srinivas’s reply. He was out of city since 12 days due to his professional engagement. He will reply to you all within a day or two.
Dear Telly,
Kindly take all the papers and documents pertaining to the property to an advocate who is well conversant with property matters and take his legal opinion.
good job mr srinivas and as well as basunivesh….
Thanks Rajeevi
I am staying in KHB flat since 2004. Which was directly issued to me by the KHB. I have paid the tax till date. How can i procure a KHATA for my building.
Dear Ranganath,
Kindly approach the concerned Revenue office of BBMP in whose jurisdiction your KHB flat is
Dear Ranganath,
Kindly approach the concerned revenue office of BBMP in whose jurisdiction your KHB flat is situated and apply and get the khata.
Hi BasuNivesh,
I am planning to purchase a flat which is in 4th floor. Sanction is only for 3 floors. Land is A khatha. Once akrama sakrama comes in to picture, how the penalty will be calculated. For each pent house or for total building. How much will be approximate penalty for these kind of violations. Please guide.
Thanks,
Jiji
Dear Jiji,
Your proposed purchase of pent house is fully unauthorized. The BBMP may regularize the pent house after collecting penalties as prescribed under the proposed Akramana & Sakramana Scheme OR the BBMP may issue notice for demolition of the pent house which is not approved in the sanction plan.
Dear Srinivasa,
There is a 5 years old flat for resale in Marathahalli and currently the owner is holding housing load in SBI. But the khatha transfer is not done by the builder even though the builder collected money from all the purchaser 5years ago. Now the association people put a case on the builder which is going on. I can get loan from only private banks and get registered the property.
Please guide me whether i can go for the property or not.
Thanks! Ganesh.
Can anyone help me here
Ganesh-You need to wait till our expert advice.
Dear Srinivasa,
For the registration of any property khata is a must , either ‘A’ khata or ‘B’ khata or khata issued by the village panchayat in favour of the vendor. There is a press note by BBMP which is published in “Times of India” regarding the issue of khatas for the revenue site holders by BBMP. Hence it is better you advice your vendor to apply and get the khata in the said “khata mela” and thereafter proceed to purchase the property.
Hi BasuNivesh,
For your kind information, it is not KATHA, it is KATHE… it is a kannada word, however thanks for the information
Mahesh-I used the common word which is used not the technical word, reason is to for common understanding.
Hi BasuNivesh
I have a 1 acre land which is under B khata near hoskote, i need convert to A khata, could you please tell me how to convert to A khata and if possible to convert then how long it will take and what are those procedure to covert. thanks in advance.
Dear Saravana,
For the agricultural lands there is no ‘A’ khata or ‘B’ khata. It is only mutation and pahan/RTC.
This Site is wonderful, Thanks Basunivesh. I was struggling to get some information on the property investment and this site is very knowledgeable.
Rsquare-You are welcome
Hi BasuNivesh,
We had Purchased land in Kengeri in year 2002 under TMC, Revenue DC Converted Land. Got all the deeds, A Katha, EC, Paid Betterment Charges, and Tax too. Constructed house in 2003 with plan approval. I have paid the Taxes from 2003 during TMC till today BBMP.
Now there seems to be issues with regards to land on our entire Area and even after producing A Katha…. now they are asking to get B katha.
I am really confused as to why B katha, when already we have A katha? Please shed some light.
Thanks,
Santhosh
Dear Santhosh,
The BBMP has stopped collecting betterment charges and the issue of ‘A’ khata during the year 2006-07 and the government has framed “Akramana and Sakramana Bill”. But unfortunately, it is not yet approved. Hence, BBMP is not issuing ‘A’ khata. However, there is recent circular to issue ‘A’ khata wherein the land is formed after getting the conversion order.
There is a press note by BBMP which is published in “Times of India” regarding the issue of khatas for the revenue site holders by BBMP. Hence you can approach again in the said “khata mela” and get your khata there.
This site is a good read, Thank you all for your valuable inputs. I Need a clarification from someone.
Iam planning to purchase a Re Sale flat which is about 1150 sqft which is BDA approved A Khata which is about 5 years old.
The building has a 21sqft Deviation and the Current flat owner did not obtain an Ocupancy Certificate for the flat. What is the process for applying one and how bad is the deal since the price fits my bill perfectely
Note- All legal aspects of the Flat is clear
Appreciate someone’s help
Dear Naren,
Since there is already a deviation it will be regularized only after passing of the “Akramana and Sakramana” bill by the government of Karnataka.
Hi Mr.Srinivasa,
I am purchasing a site(A khata) in rajanakunte, Bangalore. For registration the site owner will sign the agreement. If the site owner has a son/daughter above 18yrs age, do they also need to sign on the agrrement while transferring the property to my name?
Or is it only ancestors property where grand son/daughter has to sign while selling the property.
This property I am talking about is not ancestor’s.
Dear Mohanraj,
If the property is the self acquired property of the vendor, in such case there is no need for getting their family members’ signatures as “consenting witnesses” in the document.
sir
One of my friends is trying to sell me a plot belonging to his family.
1. He says it is registered in B-register (does B-register has any PID ?, what is the proof to know it is in B-register?)
2.He says they has EC upt o 2004 and will apply for EC up to date.(The plot was registered in present owner’s name in Dec 2012. why they do not have EC up to Dec 2012. Is it possible?)
3.He says property tax was not paid since 2007 ( since the merger into BBMP?)and I should pay it as the amount will be about 5000 Rs. My understanding is Property tax should always be paid upto date by the seller and receipts should should show the B-register(khata) number and name of the owner. Do u think he is hiding some facts?
Pls clarify my doubts.
Pls give contact and address of Mr Srinivas as I want to take legal opinion from him on monday.
rambabuchennuru@gmail.com
Thx
Rambabu-His contact number is available in one of above comment. Please use the same.
Dear Rambabu,
The Form ‘B’ issued by the BBMP which is nothing but ‘B’ khata. However, the property details has not been entered in the revenue records of BBMP. It is the duty of the vendor to pay the taxes up-to-date every year. Since now the property comes under BBMP from 2007, he has to approach the BBMP Revenue Department and pay the taxes under the self assessment scheme and get ‘B’ khata from BBMP. The EC can be applied in the Sub-Registrar Office and get up-to-date EC by any person whenever it is required which is a public document.
Hi BasuNivesh,
We are interested to buy an apartment which is in its preconstruction stage i.e. the builder and owner of the plot has got in to a joint venture to construct an Apartment. When we had approached SBI lawyer to get legal clearance and value, the lawyer had asked us to get the RTC. When we checked with the builder, he said it is not available with the owner. I would request to let me know the importance of having this document and the consequence of not having it. Since LIC is ready to sanction Loan based on the documents provided by the builder.
Dear Mr. Jay,
It is better to get the present year RTC from the concerned Tahsildar’s Office which will be issued to general public across the counter if you furnish the Survey number, name of the village and hobli which will indicate the owner of the land. If the land is acquired by BDA, KIADB, BMRDA, etc., it will also reflect in the said RTC.
Hi BasuNivesh, Srinivas sir,
I have bought an apartment from SJR Builders. The registration is planned in next month (March). I just want to know what documents are required if I need to sell this apartment after the registration.
Any minimum period is required to keep the apartment before selling?
I’m not clear on document list. someone said Khatha certificate required to sell the apartment.
Thanks in advance.
Raghav
Dear Raghav,
After registration of the property, if you intend to sell you must have:
1.Sale deed
2.Khata Certificate
3.Khata extract
4.Up-to-date tax paid receipt
5.Up-to-date EC
and copies of the documents furnished by your builder.
If you get the khata in your name, then you can sell the property at any time.
Hi Sir,
Is it safe investing on a plot which is next to Cemetary (grave yard) will i get good returns in future.
Dear Asgar,
You will have to purchase at your own risk.
Hi Sir,
I am planning to buy DC converted B khatha site near Whitefiled (devanagondhi), i want to know what are the documents I should look for. and can i avail loan from banks for buying this property.
please give me some pro’s and con’s on this.
Thanks in advance..
Manju.
Dear Manju,
Documents required for buying the property: Mother Deed, present sale deed or any title deeds, khata, tax paid receipts, EC, layout plan, etc.,
Probably it may be difficult to get loan for ‘B’ khata properties.
Hi, This is a generic Question. Would like to know how much would be the Legal Verification charges in Bangalore.
Dear Balaji,
It depends on the area of the plot, residential/commercial building/apartments/farm house/any agricultural land. There is no fixed charges as such. It depends on the various legal firms and advocates.
Hi Sir,
Greetings for the day
I am planning to buy one 30*40 site after Nelmangala we have to go 10 kms futher for this site, but this site is Gramta the broker said, please advice is it good to buy this or not please clarify this is the first time i am planning to take this pls help me out
Tks…….MArgaret
It is not advisable to purchase any revenue site either gramtana or private layout which has been formed without obtaining permission from various departments.
Dear Mr.D.Srinivasa & BasuNivesh – I have seen few comments, it helps a lot. Really appreciate your social good work
I have a small clarification:
I have a site/plot with dimensions 50 X 80 ( 80 road facing, A khata BBMP) it is in a gated lay out, now I am planning to sell this property to Two different people ( 50 X 40 & 50 X 40 ).
Is it allowed to sell the property by splitting it in to two ? is there any complications ? please provide me the some information related to this.
Thanks in advance for all your advises.
Dear Ramesh,
There are issues in splitting and selling. There are no complications. Only the purchaser after getting the same has to get the khata bifurcation from the concerned authorities.
Dear Sir,
I have seen a plot in Verthur. Layout is a private layout. It is a DC converted layout. Necessary taxes have been paid to entire land and got A Katha. Now we are planning to purchase only small portion of the entire land.
Could you please let me know how long will it take to get bifurcation. Will owner do the bifurcation. How much betterment charges we need to pay.
Will the layout be approved by BDA after Akrama Sakrama bill.
Could you please provide an update on the above.
Thanks. Kiran.
Dear Rajendhar,
After purchasing the plot you can apply BBMP for khata transfer. It is the duty of the purchaser to get the khata. registration. Regarding the betterment charges kindly approach the BBMP revenue authorities.
In Multi storeyed Multi Block residential complexes, is Surface parking permitted and allowed as per the concerned laws? If so, would like to have the reference pl.
Dear Gopal,
Surface parking is permitted in all apartments.
Hi BasuNivesh and Srinivasa,
We are looking at buying a B-KHATA plot in the ITI Layout in Bommanahalli area.
Its a DC converted layout formed by ITI Housing Society. FEW plots in the same layout already have the A khata.
However after issuing approval/khata for these few sites BDA asked for replanning of the layout since the housing society altered the original plan. Currently the new plan has been submitted to BDA – but there is no further news on that about approval.
Just beside the B-Khata plot I am looking to buy, a guy (having A Khata) has already constructed the house.
Since this is a DC Converted layout with B-KHATA, can we construct house in it and pay betterment charges to BBMP to get A-Khata when they start accepting it?
Will BBMP give the build plan approval etc? Will it be legal? OR a very risky decision to construct house on such plot?
Dear Anil,
First find out from BDA whether the new plan has been approved by BDA. You can proceed after the approval.
Hi Basunivesh,
I am planning to buy a panchayat approved plot (60×40) near KR puram. Is it safe to buy these sites?. What are documents required to be sought from the owner?.
Thanks. Kamesh
Dear Kamesh,
Don’t go for panchayat approved layout since it is fully unauthorized.
Hi Sir,
I am planning to buy a B Khata individual house. Near whitefield. Could you please suggest if I should go for it. Is it safe to buy that house .its a duplex house.
Thanks,
Dear Suraj,
Kindly obtain all the documents relating to the property and take the advice of a advocate who is well conversant on property matters.
Hi Sir,
I have booked and registered a flat in one of the apartment in July 2012. But the apartment still under construction.
The land owner and builder were different, and land owner was having the A-katha on that land,
Due to recent changes in some of the BBMP rules, the builder was saying that i will get only B-katha, but initially he promised i will get A-Katha only.
Can you please confirm the following queries -
- If the land owner having the A-katha and the building plan is approved, then i will get A-katha or B-Katha ?
- Any rules are changed on the BBMP side recently ?
- Due to some of the violations in the building plan, does the builder was saying that i will get B-Katha only ?
Please help me to understand the issue in a better way and also how do i proceed further.
Thanks
Anil
Dear Anil,
I hope there is a deviation in the construction of the apartment. It will be regularized only after the approval of Akramana and Sakramana bill. If the builder obtain commencement certificate and occupation certificate from BBMP then the apartment holders will get “A” khata, as otherwise, they will issue only ‘B’ khata for the present.
Dear Basu Nivesh & Srinivasa,
Your initiative in resolving the issues is highly appreciable,hatsoff!!!
Here are my questions:
1.We bought 2 sites measuring 30*40 in avalahalli-Bidarahalli village panchayat & got registered but it doesn`t comes under BDA/BMRDA & hence BBMP approval.
2.But owner claims we can get the khatas from panchayat office,if we gets the khata can we go ahead with the construction or should wait till the BBMP approval`s for the site as these plots are not DC converted.
Pls help.
regards
suresh reddy
Dear Suresh,
Since the above said plots come under the village panchayat limits, the village panchayat represented by its Block Development Officer will issue the khata in the Form No.9 & 11. On the said khatas you will also get plan approval from the village panchayat. Since the land is not a converted land your layout will be termed as unauthorized layout without obtaining necessary permissions from the concerned authorities.
Dear Sir,
What is Form:9,10 & form 11,12.
If the panchayat issues these forms,can we call them khatas? can i start construction?
regards
suresh reddy
Dear Suresh,
Earlier the village panchayat were issuing Form 10 & 12, now they are issuing Form 9 & 11 which has to be signed by Block Development Officer which is considered as a khata.
Dear Basunivesh/Srinivasa,
I have two questions:
1.Whether non DC plots can be converted to DC by individually paying taxes if any for individual sites….
2.If the land(non DC) is registered by subregistrar /panchayat can we treat these are genuine sites for construction?
best regards
surya
Dear Surya,
1. The conversion will be made only on agricultural lands bearing survey number for the full extent and not for individual sites.
2. No, non converted sites formed would be treated as unauthorized.
can any one tell me what could be the approximate penalty for 2 pent houses in my apartments? and who has to bare the cost of the vertical violation?
Dear Jeeva,
The vertical violation penalty should be borne by the Developer. Regarding the penalty for the pent houses you will have to approach the concerned revenue officer of BBMP and as on today, the Akramana and Sakramana bill is not yet approved by the government for fixing penalty for pent houses.
Dear Basu Nivesh & Srinivasa
Thanks a lot for clarifying our queries, Good bless you
Here is my question :
I have booked a property in Amruttahalli layout, Bangalore. My Builder is asking the Betterment charges along with Khata Charges from the buyers. I am confirmed about the Khata but do I need to pay the Betterment charges as well , please advice and help me with the Clause/ written /published rules.
Dear Nitin,
Generally, the khata has to be transferred by the purchaser only at his own cost. If the vendor agrees to get khata transfer including betterment charges also at the time of your negotiations then he has to bear all the charges. As otherwise, you have to pay the betterment charges also.
Dear Srinivasa,
There is a 5 years old flat for resale in Marathahalli and currently the owner is holding housing load in SBI. But the khatha transfer is not done by the builder even though the builder collected money from all the purchaser 5years ago. Now the association people put a case on the builder which is going on. I can get loan from only private banks and get registered the property.
Please guide me whether i can go for the property or not.
Thanks! Ganesh.
Dear Ganesh,
Since there is no individual khata for each apartment without that you will not get loan from the banks.
Dear Basunivesh / Srinivasa,
I am planning to purchase a site in Bharathnagar (BEL Layout II stage) near Magadi Road from Mrs. X. The property is in joint names of Mr. & Mrs. X & Mr. X is deceased who was a employee of B.E.L. The above property was purchased by Mr & Mrs. X from a lady (vender) who appointed her husband as a G.P.A holder who has formed the layout out of D.C converted land & layout plan approved by Herohally G.P.
Kindly advice me as to what are the steps should i follow for purchasing the above site. Thanking you
Dear Shreyas,
Mrs. X has to first get the khata transferred only to her name and only then she can execute the saledeed along with the legal heirs of Mr.X.
Dear BasuNivesh
Pls give me the details for obtaining a house construction plan sanctioned for a plot located in Thindlu village off Vidyaranyapura. Also which authority has be to be approached for the same.
What are the hurdles likely to be faced. I have paid the taxes upto date and the plot was purchased through a GPA holder who has paid the betterment charges to the erstwhile CMC, Byatrayanapura
Dear Hari,
If your area comes under the BBMP limits approach the BBMP Engineering Department. They will furnish you all the details.
Dear BasuNivesh
In the Khata Mela announced recently from 16th Feb to 15th March can we get an A Khata if we have a B Khata.
Thanks, Murali, V
Dear Murali,
No. The khata mela is only for payment of taxes and not for taking penalties for regularization.
Dear Bash Nivesh
Is it must to get your flat register at market value or registration can be done on govt. value, specially when i have shown market value in agreement for loan purpose. Do the bank claim for balance amt(agreement value-registration value) if we submit registration paper for mortgage of property.
Dear Swapnil,
Usually people will register their plots by paying the present guidance value fixed by the government eventhough they have shown more in the agreement for the purpose of loan. However, some banks for granting of loans they will insist to register the document not on the guidance value but the entire value shown in the agreement of sale.
Hi Sir,
I am Manash here. I want to purchase a land from Urban Habitat. IT is a BMRDA approved layout in Kamanahali-chikanahali village area near Verthur. All the amenities are there from the builder like swerage, water, electriciti, rain water harvesting, swerage treatment plant etc.
Que 1. Whether I will get A khata for such property? I came to know some of my friends that this is panchayat area, so the property as a whole is A khata, i mean layout. But you will get B khata for your land. Please can you help here?
Que 2. I asked PTCL endorsement to the developer. They gave it which is signed by assistant commisioner Anekal. Whether the assistant commissioner has authority or entittled person to give PTCL endorsement or the Tahasiladar ?
The website of urban habitat is
urbanhabitat.in.
All the documents are also available there.
Please help me here.
Thanks,
Manash
Dear Manash,
1. Since the layout formed comes under the village panchayat limits you will get village panchayat khata Form No.9 & 11 signed by Block Development Officer.
2. PTCL Endorsement will be issued by the Tahsildar or the Assistant Commissioner.
Dear BasuNivesh and Srinivas,
I am planning to purchase a DC converted land in JP Nagar area, the seller who is a 90*50 site is dividing the land into 3 parts and selling 1 portion of 30*50 to me. This land is a B Khata site and I plan to start construction. Other sites in the road are A Khatha sites.
My questions are:
a. Is it safe to purchase the site under B khatha start construction and later on convert to A khatha
b. Are conversions from B khatha to A khatha happening as of now, and what is the usual charges for this conversion
How much is the price of the land ?
Where is it ? Is it in 8th phase ?
Dear Mohammed Ali,
Please verify whether the said site is converted and appoved by competent authority. IThe ‘B’ khata sites usually will not get plan approval for construction.
Dear BasuNivesh and Srinivas,
There is a 5 years old flat for resale in Marathahalli and currently the owner is holding housing load in SBI. But the khatha transfer is not done by the builder even though the builder collected money from all the purchaser 5years ago. Now the association people put a case on the builder which is going on. I think, I can get loan from private banks and get registered the property. Please guide me whether i can go for the property or not.
Thanks! Ganesh.
Sir,
I want to know if the layout is already approved by BMRDA do we need to still apply for A khata for individual sites.
Dear Sunil,
The ‘A’ khata and ‘B’ khata comes only under BBMP limits and not under BMRDA limits. In the BMRDA limits you can get the khata in Form No.9 & 11 signed by the Block Development Officer from the concerned village panchayat.
Hi sir,
Where can i find the government value of land in net.
Dear Asgar,
You can find in “Department of Stamps and Registration, Government of Karnataka” or you can also get the details from the concerned sub-registrar’s office or you can also get in the book on market values.
Hi sir,
i want to buy a plot in Gated layout Which is DC converted and betterment chages paid.
but the layout plan is not approved by BIAPPA. when i asked owenr of layout he told it is difficult to get plan sanctioned by BIAPPA, but he told i will get the Loan from Canara bank.
Pls let me know whether i can construct the house here, and whether this will be approved by BBMP.
Dear Vijay,
If your developer only obtained conversion which is not enough, he has to obtain permission from the competent authority to form a layout , then only the plot is legal. As otherwise, it is termed as unauthorized layout. You will not get loan for such a plot in the unauthorized layout.
Dear BasuNivesh,
I have 2 question related to buying a site.
1- if the layout is already approved by BMRDA do we need to still get individual A khata to build the house.
2 – If the land is in yellow zone, DC convereted or DC approved, and as per builder the land is A Khata, we need to pay betterment charges to BBMP, it it true ?. Currently this place doesn not come under BBMP limits.
Dear Rotti,
1. Yes, after purchase of any plot you have to get khata transferred in the present purchaser’s name then only you can go ahead for plan approval.
2. If the area does not come under the BBMP limits, there is no question of ‘A’ or ‘B’ khata, you will get form No. ( & 11 signed by the Block Development Officer.
With all above discussions above, I would like to put up my views.
1. Being in BBMP area you have to pay the property tax.
2.Once you pay the tax the bbMP must open an account on your property.
3. The copy of the account page is the khatha. You can get this from your area BBMP office by paying some 500 to 1000 fees.
4. Coming to A katha or B katha, what I know if your property is converted your katha would be A otherwise it is B katha.
5. For B khatha holders to covert they need to pay the one time development charges to BBMP through AKRAMA SAKRAMA. However govt is not clear on this and nobody is paying this ammount.
5.All these things are required if you need loan from banks. If you have savings and construct on your own money you need not worry on these things. simply save money and build a small house and extend it further when your savings grows.
Dear Srinivas,
Thanks for all the information that you provided. It was really helpful.
I have one question.
I had purchased a property with A-Katha. I had got the Katha transferred to my name after the purchase. In the Katha certificate, my initial of my name was entered wrongly as ‘S’ instead of ‘P’. Everything else is correct. Will that be a problem in future.
If yes, then what would you suggest me to do and how can I get this corrected?
Please advice.
Thanks and Regards,
Sree
Dear Sreeram,
Kindly approach the revenue officer and get it corrected in the revenue records and obtain a fresh khata certificate wherein your initial is correctly spelt.
Dear Mr. Srinivas,
The High Court of karnataka has posted the case of vacating the stay on the Akrama Sakrama Bill.
The case was to be heard on the 4th., February and on that day it was posted to the 11th., February.
To enable one to find out the status of the case the case number and the where it is being heard are needed.
Can you helpme in securing these details ?
I will be highly thankful if you can do so,as early as you can.
Thanks & Regards,
K N Ramachander sastry.
Dear Mr. Ramachander,
I do not have the case number If you have the case number kindly furnish to enable me to find the details.
Thank you Shri Srinivas.
I will endeavour to get the case number and send it to you to enable you to keepa track of the result of the hearing.
Thanks & Regatds,
k n ramachander sastry
Hi,
I have purchased a Flat in Nagarbhavi NGEF layout area in Jan 2010. The builder said that we will not get A Katha as BBMP has stopped issuing A katha until Akrama Sakrama bill is passed.
Builder says he holds A katha for the land where property is built and since there is no A katha for building he can only get us B Katha.
Also since A katha are not issued to new Apartment, shouldn’t bank give loan on B Katha. Please advise me, if there are any required forms to be submitted so that Banks provide loan on B Katha.
Regards
Sreekanth
Dear Sreekanth,
Usually bank will not provide loan for ‘B’ khata properties. Since the Akramana and Sakramana bill is pending only after its approval you can pay the betterment charges and penalty for deviation, etc., then only you will get ‘A’ khata.
Dear Sir,
I want to help my maid with a loan for buying a property in a resettled colony for Dalits neat Singapura (near Jalahalli, Dasarahalli). The said property owner has only furnished a BESCOM electricity bill receipt in his name as proof of ownership. He says he has no other ownership documents as he was allotted this land as part of a resettlement of Dalits by the Govt. What ownership documents should he provide in order to ascertain he is the rightful owner of this property that my maid intends to purchase. Also in case he is the rightful owner (if provides the right documentation), what kind of sale transaction can be entered with him (like a sale deed or GPOA??)
Regards,
MR
Dear Mainak,
If the property is alloted for the Dalits by Government of Karnataka, they will issue possession certificate as well as sale deeds with a condition that they shall not alienate for a period of 10 to 15 years. BESCOM Electricity bill is not the property document. It is only a document towards the electricity meter. Unless you obtain the title deeds don’t proceed to purchase the said property.
Hi All,
I have one question about the Property in Bangalore???.
My Grand father written a WILL, after his death and his wife(Grand mother) death, His 4 daughters can take the land property as per the share mentioned by him in WILL Document.( Each daughter can take 10000 sqft of Land – Total land is 40000 sqft). Later my grand father died (2008) and after 2 years my grand mother also died ( 2009).
Now my mother sold her share to THIRD party (outside family member) and she not given any share to me (Single) or my Sister (married).While made Sale deed between my mother and third Party she only signed & No Sign from me or my sister.
Family Details : My father, mother, me and Sister.
So, my question is 1. Can me and my sister can claim the property?
2. Whether mother sold the property to third party with sale agreement, is that valid without me or my sister signature?
Dear Raja,
As per the Will, your mother has got her share of property and she has the right to dispose the property without the consent of her children.
If I want to purchase a flat from the builder, How can i come to know that the property is a legal property, before making the booking for the flat.
Please send the details to me also. Since I am also planning to book the flat in a Prelaunch offer from The Creative Homes builder. Also suggest me if i need to go to a lawyer for verifying the legal documents like title, etc
Dear Naveen,
Kindly obtain relevant papers and documents pertaining to the property on which the flat has been constructed. Thereafter you can take the advice of a advocate who is well versed in property matters before booking the flat.
Dear Sadanand,
Kindly obtain relevant papers and documents pertaining to the property on which the flat has been constructed. Thereafter you can take the advice of a advocate who is well versed in property matters before booking the flat.
Dear Sadanand,
Kindly take the copies of the title deeds, khata, etc., and approach a civil advocate and take his legal opinion.
hello Bash Nivesh and Mr srinivasa,
I am planning to buy a property (apartment) on thanisandra road and its with one of the repute builders but came to know that the property is b khata but he has got the OC already 18 months back and project is BDA approved.Also I was informed that the builder has to do bifurcation of Khata and it can be only done after 2/3 flats have been registered
My question are.
1.Is that true that can be only done after 2/3 flats have been registered ?
2.Once the bifurcation is done by the builder can we apply for A-khata.
3.There was news article saying PR cards will be issued having entire record on the property ~ will this kind of property have issue getting a PR card if it is B khata.
hi basu nivesh…
can u pls help ?
Reji-Please wait till our expert advice. Seems to me as he is bit busy.
Dear Reji,
Kindly take the copies of all the documents pertaining to the property to civil advocate and take his legal opinion.
Dear Sir,
I have 2 question related to buying a site.
1- if the layout is already approved by BMRDA do we need to still get individual A khata to build the house.
2 – If the land is in yellow zone, DC convereted or DC approved, and as per builder the land is A Khata, we need to pay betterment charges to BBMP, it it true ?. Currently this place doesn not come under BBMP limits.
Dear Rotti,
1. If the property comes under the BMRDA jurisdiction there is not question of ‘A’ khata and ‘B’ khata. You will get Form 9 & 11 signed by the Block Development Officer of the concerned Village Panchayat jurisdiction.
2. If the area does not come under BBMP limits there is not question of payment of betterment charges.
Amazing article and addresses almost all the issues or loop holes that a buyer needs to be aware of. Can you please share your contact details as I am looking for an expert’s help in the verification of the documents.
Hi Basunivesh,
First of all, a great article. It certainly cleared a lot of doubts I had. Now, I am more scared of some decision I took few months back.
I had booked a flat in HSR layout extension. I prefer not to name the builder. It’s a small apartment with only 44 flats in the building. As I spoke to the builder, he said.. everything is OK, I am entitled to get a “B-Khata”, in theory which doesn’t exist at all. Later me and some other buyers enquired about the same and we got to know about some serious issues.
1. The building has been altered quite extensively. Starting from closing open balconies to changing outside elevation. The worst of all is, there are two additional flats being constructed on the top floor.
2. As we asked the builder, he mentioned.. those are not for sale; rather the builder and land owner has one flat each for their personal use. I am not quite sure how does that work.
Now, my question is with so much of alterations to the structure can we even have a grim chance of getting an “A-Khata”. The builder has made quite smart arrangements with LICHFL, DHFL, HDFC for loans, which even I availed and was under the impression that, as such high valued financial institutions are giving loans, there shouldn’t be any issues.
I have already paid 80% of the amount of the flat and there are at least 43 other buyers like me, who probably aren’t aware of these irregularities or have the knowledge but don’t know what to do. I am not from south India, and off course bought a property in Bangalore for the obvious reason of increasing rents and Income tax saving point of view. I do plan to sell the flat off in about 10-15 years, go back to my home town and settle down there. The fact that without an “A-Khata” the property can’t be sold or possibly won’t have the value as it should be, makes me really scared.
Can you please advise on what can we do? Is there any way it’s possible that we can get A-khata with all these irregularities made by the builder. If so, please let me know and I would attempt to build pressure on the builder along with others to do the needful before he hands over the property and get out of sight.
Awaiting your response on this.
Thanks,
Dear Ansu,
The deviations in the apartment can be regularized by the BBMP after collecting penalties as well as betterment charges only after the approval of “Akramana and Sakramana Bill”. Thereafter, each flat owner will get separate “A” khata will be issued to each apartment owners making bifurcation of the khata. But as on today the bill is not yet approved by the Government of Karnataka.
Hi Basunivesh,
First of all thanks for the great article that helped clear a lot of my doubts. Now, I feel more scared of something that I did few months back.
I had a booked a flat in HSR layout extension (prefer not to name the builder). It’s a small project from a small builder with only 44 apartments in the building. As I booked the flat, I was told that, I will certainly get “B-khata” which theoretically doesn’t even exist. The builder certainly made smart arrangements wiht LICHFL, DHFL and HDFC for loans which gave me trust that, legally everything would have been verified. Even I availed loan from LICHFL.
The trouble is, as construction moved on, I noticed alterations to building elevation (including closure of balconies, changes to the outside structure etc). The worst of all is, there are two additional flats getting constructed on the top floor. Upon enquiring with the builder, he mentioned those flats are not for sale, instead one will be used by the builder and the other one by the land owner. This one is totally illegal as you may imagine.
Now, my question is with all these irregularities in the structure, is there any grim chance of getting an “A-khata” for the property? I booked the flat with obvious reasons to deal with increasing rents and Income tax benefits. I do plan to sell it off in 10-12 years, go back to my home town and settle down.
The fact that, without the “A-khata” the property can’t be sold or at least no buyers would be attracted as no nationalised banks not giving loans makes me really worried now. There are at least 43 others like me who are in the same state.
Could you please advise me on that can be done now? If at all there is anyway we can get an “A-khata” even by paying penalty, then possibly I’ll try to talk to the builder and pressurize him to make that provision. Almost 80% of the payment has already been made and the building is nearing completion. With your suggestion, I would like to gather some more buyers and would like to approach the builder.
Awaiting for your response on this eagerly.
Thanks,
The information/the clarifications provided in this column is really very useful.A great job done by bbmp congrats!
Karjagi-Thanks for commenting
Sir, the builder of my apartment sold all the flats saying that its in a BDA approved layout with B khata and is not not traceable. I was new to Bangalore so coulf not get the land paper verification done in 2008 when I bought it.
Please let me know my options now. I have a B khata document that I got done from the local bbmp office a couple of years ago, got the electircity meter changed in my name as well.
As per the sale deed the super built up area is 1035 sq ft. My questions are,
- Can I pay betterment charges to bbmp? when? and get an A Khata?
- What is akrama and sakrama exactly and how does this affect my situation?
- What is your opinion on how I should move forward?
Dear Sir,
Kindly approach the concerned BBMP revenue office. They will guide you whether you are entitled for payment of betterment charges and get the ‘A’ khata.
Sirs,
Appreciate any help you can provide with this question
Before purchasing a plot in a BBMP area (Mahadevapura) I gathered all the documents for registration from the seller. I got the documents scrutinised by a legal firm in Bangalore. I was assured title was correct after scrutiny of all regular papers.
For other reasons I couldn’t go through with the purchase. However the seller sold it to another person. Now, I came to know there is a court case pending against this plot. The lawyer says he doesn’t check pending court cases, sub-registrar office that issue EC says it doesn’t hold a record of court cases against a registered property.
Who can say if there are court cases against a plot ? How can these types of situations be prevented?
Regards
Krishna
ps: When the buyer bought this land the law firm took the precaution of a public notice in two daily newspapers with a 30 day notice period – there were no objections.
pps: The court case is to do with daughters of the original landlord saying they were not given a share in the sale proceeds when this land was sold to the developer and they are claiming against their father and brother. (I dont know all details)
Dear Krishna,
I hope the daughters might have filed a suit for partition against father and brother. You can verify the same from the civil court of competent jurisdiction after getting the case number, the details about the said case.
Hi Basunivesh,
It took me more than an hour to read all the comments which you have provided but I must say that you have clarified many of my doubts. I am not from bangalore and plannig to buy a property (not for investement but to stay there). I searched a lot for 2 months and now a days, all the good builders are asking for 1cr for 3bhk (around 1750 sq ft).
I am confused as these houses are not that worth and 1cr is really a big amount.
I approached some gated communities which are selling “A” khata 30X50 sq ft plots. These gated communities has all the basic amenities. They are also telling that all the plots are BDA approved.
When I asked for the papers then they are asking for the 5 lacs post dated cheque and then they will give me all the papers to verify.
First of all, I dont know that whom to contact to verify these papers and secondally, I am not sure whether to go for a plot and build a house or to go for appartment.
I am seriously confused.
Can you please give me a contact person who can help me in verifying the land papers?
Appreciate you help.
Thanks
Mayank
Dear Sir,
You can contact me at the following address,
D.Srinivasa
Advocate,
#13, 3rd Cross, Journalist Colony, J.C.Road Cross,
Bangalore 560 002
Mobile: 9886047740
Please also see the below link which tells that Gated commnuities are illegal….how much is this true:
http://www.bangaloremirror.com/index.aspx?page=article§id=10&contentid=2010090820100908051428607a54b7fd7
Thanks
Mayank
Hi BasuNivesh . I have a gpa registered vacant site 30 by 40 in bilekahalli bannerghatta road….. How do i get the khatha for this and taxes are paid up to date and it comes under bbmp now. Raju
Dear Raju,
You can approach the concerned revenue officer of BBMP and submit your application for khata transfer along with copies of the property documents required by them.
Dear Sir
I am interested in buying residential land in Bangalore which generally called as corporation land.What document I need to verify related corporation land can any one let me know the required formalities tohase corporation residential land
Dear Syed,
The documents to be verified are:
1. Mother deed, 2. Present sale deed, 3. Khata certificate, 4. Tax paid receipt,
5. Encumberance certificate, etc.,
hi,
i have purchased a property – a flat among 100 flats from a reputed builder who has a jv with the land owner. after completing the building, the builder is refusing to go to bbmp and apply for the OC and khata. how do pay my property tax to bbmp?
Dear Venkatesh,
Since the apartment is having deviations, the BBMP has not issued the OC to the owner. But, however, under the self assessment of tax you can pay the tax to the BBMP.
Sir
I have lost the copy of sanctioned building plan of my house in Bangalore. Now I am selling the house and the buyer is asking for the sanctioned plan. How to get a copy of the sanctioned plan soon? I really appreciate your help in this matter. Thanks.
Sir,
I have lost my sanctioned building plan of my house in Bangalore. Now, I want to sell the house and the buyer is asking for the sanctioned plan. How can I get a copy of the plan soon? I really appreciate your help in this regard. Thanks.
Dear Nagendra,
If you have a xeox copy of the sanctioned plan OR LP number of the sanctioned plan you can approach the engineering department of BBMP and get a certified copy of the same.
Sir,
Recently I bought one flat in Begur, the flat is ‘B’ khata only. Now some of the residents saying the builder built this apartment with some violation. So we can’t get ‘A’ khata like that.Also they are fearing there is a chance BBMP can take over the whole building and demolish like that. I am nervous now what to do? Is it possible to get ‘A’ khata paying betterment charges and penatly?
Dear Jeyash,
You will have to wait till the approval of ‘Akramana Sakramana’ Bill or any notification to be issued by the government for collection of betterment charges and regularize the deviations and issue ‘A’ khata to all the flat owners.
There is no such threat of demolition by BBMP unless if the apartment is constructed without obtaining the sanction plan.
Sir,
I want to buy a flat on Mantri Tranquil on kanakpura road, bangalore. The flat is on resale and khata A is not available. BBMP is not issuing even khata B for Mantri Tranquil. The owner says that it will not be a problem without khata and the ownership can be transferred without any problem. Kindly, advise whether it can be a problem in future? I am totally confused what to do.
Dear Yatin,
To purchase the property, for the purpose of registration of the sale deed you must have a khata from the competent authority issued by BBMP either ‘A’ or ‘B’ without which the document will not be registered.
Thanks for your article Mr.BasuNivesh….
I have few questions about the buying “B” Kadha Preoperty near to K.R.Puram.
1. Is it WILL required to be Registered?
2. After death of the WILL Owner, how the family can divide the property?.. Is it any registration is required to divide the property among the family members?
3. If WILL owner died and property came the his Son / Daughter. Whether Son / Daughter can sell the property without their own CHILDREN’s Signature (WILL Owner’s Grand Son / Daughter) to the Third Parties?.
Thanks in Advance!!!
Still Waiting for your kind reply Mr.BasuNivesh
Sathiya-Sorry for inconvenience, our expert Mr.Srinivas is lawyer and he may be busy in his profession and due to his age factor I can’t force him to reply on daily or regular base. Please request you to wait.
Dear Sathiya,
1. Registration of WILL is not compulsory, however, nowadays, all the departments are insisting only registered WILL or to obtain Succession Certificate from the compentent court.
2. If the family members want to divide the property, they have to make a “Partition Deed” and get it registered before the concerned Sub-Registrar.
3.If the property is an ancestral property in such case the signature of the grandsons/granddaughters is required. If the property is self acquired and the property owner has executed a will in favour of any person in which case after the death of the property owner the WILL comes to existence and the person in whose favour the WILL has been executed can dispose the property as he wishes without the consent of any other legal heirs.
Site NO 4 & 5 was owned by Mr A and his wife jointly.
They had a joint khata for it.
They sold Site no 5 to Mr B in 2010. Mr B dint do the khata bifurcation.
Mr A continued paying taxes for site no 4 & 5 both.
C and D paternal cousin brothers, bought site No 4 half half.
site no 4 was 30×40 site , they exclusively bought as 15×40 and 15×40..
Now C &D together wants to construct a building on this 30×40 and own one floor each.
How do they go about the khata transfer in BBMP?
problems are
1) site no 5 buyer dint do the khata bifurecation and is not tracable, he is USA,
2) site no 4 is not jointly bought by C &D. had they bought jointly complication was less..
please guide.
Still waiting for reply. Can it be done in one go ?
Arif-Request you to wait till Mr.Srinivas reply to your doubts. These days he is not getting time to reply to all queries. But I called him yesterday and requested him to clear it soon.
Thank you so much for following it up, Basu…
there are various opinion given by various lawyers.
1. One says Site no5 khata bifurcation need to be done first, second you need to do bifurcation for site no 4A and 4B,third you have to do khata amolgum.
2. another lawyer said all of it can be done in one go.
Document for amolgum : one said in your case you need to do deed of declaration while other said you need to do an aphtebit. second one who said aphetibit have actually done similar stuff for him self.
Dear Arif,
1. When site No.5 has been purchased by B it is the duty of B to get khata in respect of site No.5. I hope he has not yet applied for khata.
2. So far as site No.4 is concerned, which has been purchased by C & D, they can approach the BBMP for bifurcation of Site No.4 and get separate individual khata for each of them. If C & D wants to combine and build on site No.4, in such case they have to amalgamate the property and get amalgamation of the khata from BBMP to construct the building as they wish and make a partition deed keeping ground floor for one and upper floor for the other.
Thanks for your reply Sir,
1. C & D both have applied for khata transfer for their own portion of Site no 4, i.e. 4-North and 4-South respectively.
2. Once this is done they both will apply for khata amalgamation, since both of them are paternal cousin , they may ask for some affidavit or deed of declaration, do you have any idea what document would they need for khata amalgamation? .
My main question was, Is it possible do it one shot instead of two step process?
anyways now C & D have already applied for khata transfer, but answer to main question could help others as well.
Dear Arif,
Since C & D have already applied for khata transfer, first let them get the same. Thereafter, let them prepare a Deed of Amalgamation and apply again to BBMP for amalgamation of khata.
It is not possible to do in one shot.
Thanks you very much sir,
where can we prepare “deed of amalgamation” and how much would it cost us? is “deed of declaration” and “deed of amalgamation” two different documents?
I have registered a sale deed in Trivandrum, Kerala wherein the plot is referred to be from two survey numbers i.e. for eg.’ in survey no. 2000/6 and in survey no. 200/6/2′ whereas it should be only ‘in 200/6/2′. Village officer has advised to indication correctly the particular plot from which I have bought for getting the mutation done. Can I get it done through Tahsildar or otherwise. Please advise at the earliest if possible. Thanking U in anticipation.
Dear Linsa,
If there is any typographical mistake occuring in the sale deed you can execute a rectification deed to your sale deed and register the same before the concerned sub-registrar office. After the rectification deed you can approach the Tahsildar for mutation.
Dear Sir,
Thank you sir for your reply. I wish to have one more advice regarding the procedures involved in executing the rectification deed to the sale deed including the expenses involved in getting the rectification deed executed in Kerala.
Thanks and regards
Linsa
Sir,
Builder is providing BBMP A khata and OC. I would like to know which other certificates/document is required before/after possession.
Dear Akash,
“A” khata and OC is sufficient to get khata transfer in your name.
Hi BasuNivesh, i have booked an apartment which is in A khata site, however due to deviations (as usual for most of the apartments) BBMP is stating that they would issue B khata during registration. How do i get an A khata in this scenario
Any suggestions would really be helpful
Dear Dipankar,
You have to wait till the approval of ‘Akramana and Sakramana Bill’ or any government ordinance in effect that they will collect the betterment charges and issue ‘A’ khata.
April 6, 2013 at 11:56 AM
I have registered a sale deed in Trivandrum, Kerala wherein the plot is referred to be from two survey numbers i.e. for eg.’ in survey no. 2000/6 and in survey no. 200/6/2? whereas it should be only ‘in 200/6/2?. Village officer has advised to indicatie correctly the particular plot from which I have bought for getting the mutation done. Can I get it done through Tahsildar or otherwise. Please advise at the earliest if possible. Thanking U in anticipation.
I had posted the above on April 6th. Kindly give ur advice.
Hi BasuNivesh, Thank you so much for this valuable information . I have been looking for this for quite some time . I do have one question as well ..
1)I have a plot with a building in Kengeri (Harsha Layout) for which the betterment charges were paid in the year 2000 and built a house when Kengeri was a municipality with a licensed build . And i have a khata issued by BBMP in 2011 . I would like to know if mine is a ‘A’ Khata or a ‘B’ Khata . How can i check the same?
Dear Ullas,
If BBMP has issued khata certificate and khata extract that will be treated as ‘A’ khata or if BBMP has issued only an extract of ‘B’ register it will be treated as ‘B’ khata.
Dear Sir,
I am planning to buy a plot in MCECHS layout,sancharnagar,Thanisandra road.
Owner says that this telecom layout is BDA approved but having B khata.
My question is:
1. How come a BDA approved layout is not having A khata?
2. Since this is a BDA approved layout with B khata, can I get loan from nationalised bank.
3. How to check if BDA has initially approved this layout but later canceled its approval because of some reasons?
4. Does a BDA approved layout needs BBMP khata?
Dear Sir,
Im planning to buy a site near Yelahanka.
The Owner says the site is DC Converted and is B Khata,however it comes under BBMP Limits.
1)Is it feasible to buy this plot?
2)Can I avail the loan to buy this site at any banks?
Thanks in advance,
Kiran.S.
Dear Pradeep,
If the layout has been approved by BDA kindly obtain BDA approved plan from BDA and also obtain the release order from BDA to the society in respect of the sites which are released to the society.
I hope, now, after BBMP the area comes under BBMP limits. Hence, since it is a BDA approved layout you shall get ‘A’ khata from BBMP. If your builder does not provide regarding BDA approval kindly go to BDA office and meet the Town Planning Department where you can get all the information regarding the BDA approval.
Hi!
I want to purchase an apartment adjacent to jakkur lake. The builders told me that it is Khata B property.
1. Is it advisable to purchase it?
2. Will the banks approve the loan for it??
3. Can the property be later transferred in my name?
Shweta-Please go through above comments, you will find answers. Because what you asked for is already replicated in above comments.
Dear Basu Nivesh,
First of all, thank you for taking pains for this fantastic initiative. It has really helped me in addressing most of my doubts regarding real estate purchase in Bangalore. I have some specific doubts about plan approval which I could not find in any of the comments above.
I am planning to make a purchase of a 5-year old apartment in Bellandur. The apartment site is B-Katha, DC-converted land. I could find that the plan was approved by the Grama Panchayat and not BBMP. My doubts are:
1. What are the risks associated with purchasing this property, considering that the plan is not sanctioned by BBMP?
2. Is it possible to get the plan sanctioned by BBMP now? If yes, what are the payments that need to be made for this?
3. For conversion to A-Katha by paying betterment charges, should the plan be sanctioned by the BBMP first?
Thanks!
Dear Wrinkledword,
I hope that when the apartment was constructed at that time the area was still under the jurisdiction of village panchayat. Hence, the plan was approved by the village panchayat. On the basis of the said approved plan the apartment has been constructed. Thereafter, now it seems that the area comes under the jurisdiction of BBMP during 2007. However, since the Akramana and Sakramana bill has not been approved, the BBMP has not issued a ‘A’ khata for the apartment holders. Since the building is already completed there is no question of sanction of plan by BBMP even after collecting betterment charges. Only you will get ‘A’ khata after the approval of the Akramana and Sakramana Bill which will regularize the building.
Hello,
I have purchased a site(30X60) in 2001 at Srigandhkaval Group D layout. This site has been purchased directly from the society & after repeated request to society we got ‘ A’ katha in 2010.we got katha from both BDA & BBMP and paid all land taxes till date.Now around 3 months bank we have decided to construct the house there and applied for BBMP plan and simultaneously applied for bank loan also. Both we have got and started construction.
While construction is started the local “HITHARAKSHANA VEDIKE” peoples started giving the problem, saying they wont allow us to construct the house and the reason is as per them it is a CA site.
Regarding this we have contacted the society from where we have purchased the site and they are telling yes earlier when they have permission to allot only 49% land it was a ROAD but now high court has sanctioned them to allot 55% of land and in this extra 6% our site will also come and also they have given us the judgement copy of high court and the letter what society has written to BDA to release 6% land.
Now with all these we have started construction but the local hitharakshana vedike peoples threatning us and putting the application all over and requesting to cancel our Katha,even Faced the enquiry of BMTF also.
Now I want to know is it possible to cancel my A katha by BBMP, BDA & BMTF based on complaints of local persons.if not how to deal with these peoples & if yes means what I have to do next because based on this already I have taken loan from bank & already invested around 10lacks there.
Please help me.
Dear Manjunath,
It is better to consult a civil advocate with all your documents and take his legal opinion and file a suitable case against the people who are interfering with your property by way of injunction from the court.
Hi, we have recently purchased an apartment on Sarjapur road near to ORR Sarjapur Rd junction. We got all the legal docs for verification which has Katha Certificate and Katha Extract. Does that mean that land has ‘A’ katha?
Dear Uday,
Kindly consult a civil advocate with all your documents and seek his advice.
Hi Basu,
Thanks a lot for posting this article. I suppose this has helped a lot of people who are looking for difference b/w A and B katha.
I have purchased a plot which is B katha. The land lord had purchased (less) than 1 acre of land and got it DC conversion, later he got A katha for the same. After sometime he had created a layout which consists of 17 sites.
From some sources i got to know that for any as the layout is less than 1 acre it does not require approval plan.
I had approached the BBMP to ask when the total land is A katha, why my plot is not A katha. So i got this as answer “BBMP does not have rule to give A katha for individual plots”.
I had approached a bank for loan, they said if i can get NOC from the BBMP then i can get the loan.
I also found this link which states about akrama and sakrama will come back again in 2013,
http://www.thehindu.com/todays-paper/tp-national/tp-karnataka/akramasakrama-sees-a-comeback/article4665354.ece
I would like to apply for A katha, should i have to wait till akarama and sakrama comes or can i approach the BBMP now only.
Thanks,
Anil.
Dear Anil,
You will have to wait till the Government of Karnataka will pass the Akramana & Sakramana Bill. Thereafter, you have to pay the betterment charges prescribed therein. Then only, BBMP will regularize the layout and register the khata in your name and issue khata certificate and khata extract for your plot.
hi, I found discussions on this website are really helpful. I am looking for a site in Doddanekundi layout (towards Marathahalli). After reading the above discussions, I understand that DC conversion is acquired for a layout/or land and not based on individual sites. (correct me if I am wrong please). If my understanding is correct, then following are my queries:
1. In Doddanekundi layout I happened to see some of the sites do not have DC conversion and are B Khata and some of the sites have DC conversion. How is this possible? Isn’t that entire layout should be DC converted? Please explain.
2. Itseems this layout was under CMC earlier and now it is under BBMP, hence it doesn’t require DC conversion. is it so?
Ambika-Request you to wait till our expert replies to your comment.
Hello Mr. Srinivasa,
Thanks for this insightful blog. I am thinking of purchasing an about to be completed flat which is constructed on an A khata and DC converted land.
1 If I am not wrong, the only possibility of me not getting an A khata / OC for my flat is if there is any deviation from the original plan. Is that correct?
2 How can I know that there is no deviation? Will a lawyer be able to help me or I need to show it to any architect? Do they actually visit sites to check the level of deviation?
3 If a nationalised bank like Corporation bank is offering home loan for the property, can I safely assume that they would have done the required checks on even deviation?
4 As the builder is saying, will I be able to get OC & A khata only after all the flat owners have got theirs flats registered.
5 What’s the procedure of grant of OC, do BBMP officials visit & measure the building & flats after completion and report deviations?
Your quick help is solicited.
Regards,
Dear Sun,
If the builder construct the apartment exactly as per the sanction plan then BBMP will issue occupation certificate. If BBMP issues OC, then it is construed as there is no deviation and you will get ‘A’ khata from the revenue authorities of BBMP.