Important Documents to Check Before Buying a Home in Bangalore
Buying a home is one of the biggest financial commitments most people make, and the biggest risks rarely show up during the site visit, they show up in the paperwork. A property can look perfect and still carry a disputed title, unpaid dues, or unauthorised construction that only surfaces after you've paid. Here is the complete checklist of documents to verify before you commit.
Title and Ownership Documents
Sale Deed / Title Deed This is the single most important document, since it proves the seller's legal ownership. Trace the chain of ownership back at least 30 years if possible, checking that every previous transfer was properly registered. Any gap in this chain is a red flag.
Encumbrance Certificate (EC) The EC shows whether the property has any pending loans, mortgages, or legal claims registered against it. Request an EC covering at least the last 13 years, ideally 30 years, from the Sub-Registrar's office or the Kaveri Online Services portal. A clean EC should show "Nil Encumbrance" for the period reviewed.
Khata Certificate and Khata Extract The Khata certifies that the property is recorded in BBMP's tax records under a specific owner. Confirm whether it is an A Khata or B Khata, since B Khata properties come with legal and financing restrictions. In Bengaluru, this is increasingly issued as an e-Khata through the e-Aasthi portal.
Mother Deed This traces the original ownership of the land, before it was subdivided or developed. It is particularly important for older properties and independent houses, since it establishes the root of title.
Approval and Compliance Documents
RERA Registration Certificate For any under-construction project, confirm RERA registration directly on rera.karnataka.gov.in. This tells you the promoter's track record, the sanctioned layout, and the promised completion date, all in one place.
Approved Building Plan This should be sanctioned by BBMP, BDA, or the relevant local authority, and should match the actual constructed structure. Deviations between the sanctioned plan and the built structure are a common source of B Khata classification and future legal trouble.
Occupancy Certificate (OC) and Completion Certificate (CC) The CC confirms construction is complete as per the approved plan. The OC certifies the building is fit for occupation and compliant with safety norms. Never move into or purchase a completed building without checking for both, since banks are increasingly strict about these before releasing home loan funds.
Commencement Certificate For under-construction projects, this confirms the builder had formal permission to begin construction. Its absence is a serious warning sign.
Tax and Dues Documents
Property Tax Receipts Ask for the last several years of property tax payment receipts to confirm there are no outstanding dues. Unpaid property tax can become the new owner's liability after purchase.
Latest Utility Bills Electricity and water bills, particularly BESCOM and BWSSB bills, help confirm the property's legal connection status and that there are no pending dues tied to the property itself.
No Objection Certificate (NOC) from Builder or Society For apartments, an NOC from the builder or the housing society confirms there is no dispute over maintenance dues or other obligations attached to the unit.
Loan and Financial Documents
Bank NOC or Loan Closure Certificate If the seller took a home loan against the property, you need written confirmation from the bank that the loan has been fully repaid and the property is free of any lien, or a clear plan for how the existing loan will be settled at the time of sale.
Society Share Certificate For apartments registered under a cooperative housing society structure, this certificate confirms the seller's membership and shareholding in the society, which typically transfers along with the unit.
Additional Checks for Specific Situations
- Inherited property: ask for the legal heir certificate or succession certificate, along with the death certificate of the previous owner, to confirm the seller has clear legal standing to sell
- Gifted property: verify the registered gift deed, and confirm it was accepted by the donee during the donor's lifetime, since an improperly executed gift deed can be challenged later
- Agricultural land converted for residential use: check for the DC conversion order, since land that was never formally converted cannot legally support residential construction
- Layout approval: for plots, confirm the layout itself was approved by BDA or BBMP, since plots in unapproved revenue layouts are a common source of B Khata classification
A Practical Verification Approach
- Hire a property lawyer to review the full document set before you make any payment beyond a token booking amount
- Cross-check the Khata, tax receipts and EC directly on the respective government portals rather than relying only on photocopies provided by the seller or broker
- For under-construction projects, verify the RERA registration independently rather than trusting the number printed on a brochure
- Never make a substantial payment before the sale agreement is signed and registered
Always verify original documents in person, and never rely solely on scanned copies or verbal assurances from a seller or broker.
