Resale flats come with a paper trail that new, under-construction properties simply don't have yet, and that's actually an advantage. A property that's already been lived in for a few years has a track record you can verify, rather than promises you have to take on faith. The catch is that you have to do the verifying yourself, because nobody else will do it for you.
Here's the checklist, in the order it actually matters.
1. Title Documents and Chain of Ownership
This is the single most important check. Ask for the complete chain of title going back at least 13-15 years, ideally to the original allotment or the first sale deed from the builder.
- Original sale deed(s), tracing ownership from the builder or original allottee through every subsequent sale to the current seller.
- Mother deed, showing the original land title before the building existed.
- Encumbrance Certificate (EC), confirming the property carries no unpaid loans, liens, or ongoing legal disputes. In Karnataka this is available through the Kaveri Online portal, and you should check it for the full period of the chain, not just the last transaction. If there's a gap in the chain, or a document that references a different owner than who's currently selling, don't proceed until a property lawyer has explained exactly what happened.
2. Khata and Property Tax Records
- Khata certificate and khata extract, confirming the property is recorded in the current owner's name with the local civic body. In Bangalore, an A-khata property has full legal standing for loans and further resale, while a B-khata property carries restrictions, including limited eligibility for bank loans and municipal building approvals.
- Property tax receipts, ideally for the last 5-10 years, showing all dues are cleared. Outstanding property tax becomes the new owner's problem if it isn't settled before registration.
3. Building and Society Documents
- Occupancy Certificate (OC) and Completion Certificate (CC), proving the building was constructed as per the sanctioned plan and is legally fit for occupation. A flat without an OC can create problems later, both for resale and for utility connections.
- Approved building plan, checked against the actual built structure. Unauthorised extensions or deviations from the sanctioned plan can create compliance issues down the line.
- No Objection Certificate (NOC) from the housing society or apartment association, confirming the seller has no pending maintenance dues and that the society has no objection to the transfer.
- Share certificate, if the building operates as a cooperative housing society, showing the seller is a bonded member in good standing.
4. Loan and Financial Clearances
- Bank NOC or loan closure letter, if the seller originally financed the flat. If there's an existing loan, the outstanding amount typically gets cleared at registration using part of your payment, but you need this documented and confirmed in writing before money changes hands.
- Home loan pre-approval on your side, if you're financing the purchase. Banks generally won't lend against a B-khata property, so confirm this early, not after you've already committed.
5. Tax and Payment Compliance
- TDS under Section 194-IA. If the sale value or the guidance value, whichever is higher, is ₹50 lakh or more, you as the buyer must deduct 1% TDS from the payment and deposit it using Form 26QB within 30 days. This is your legal responsibility, not the seller's, and it applies to the full consideration once the threshold is crossed, not just the amount above ₹50 lakh.
- Seller's PAN. Without it, the TDS rate jumps to 20%, so confirm this is available before you finalise anything.
- Stamp duty and registration charges, currently around 5% stamp duty plus a 0.5% BBMP cess and a 2% registration charge for Bangalore properties above ₹45 lakh, calculated on whichever is higher between the guidance value and the agreed sale price. Resale properties are charged at the same rates as new ones in Karnataka; there's no separate resale discount.
6. Physical Inspection
Documents tell you what's legally true. A physical inspection tells you what's actually true.
- Check water pressure, plumbing, and any visible dampness or seepage, particularly on upper floors and around bathrooms.
- Test the electrical load and check whether the wiring has been redone or is original to the building's construction.
- Ask about lift maintenance history and how promptly the society's facility management responds to complaints.
- Visit at a different time of day than your first visit, ideally during peak evening hours, to check traffic, parking, and noise.
- Talk to a couple of other residents if possible. They'll often mention things a seller or broker won't.
7. Final Pre-Registration Checks
- Confirm the guidance value on the Kaveri Online portal so you know your exact stamp duty and registration outlay before you fix the sale price.
- Get a lawyer to draft or vet the final sale agreement and sale deed, not just review a template the broker hands you.
- Make sure all payments are made through traceable banking channels, since large cash components can create both legal and tax complications later.
The Bottom Line
A resale flat rewards patience with documents more than it rewards a good feeling on a site visit. Work through title, khata, society clearances, loan status, and TDS compliance methodically, and only then let the emotional part of house-hunting take over. The sellers who have nothing to hide will have every one of these documents ready without hesitation. The ones who hesitate are telling you something too.
