faq

Frequently Asked Questions...

This knowledge base is pertinent to Banglore, but generally common to properties pan India...

Pl.click the "plus" button to see answers...

What are the basic kinds of properties available for sale and purchase in Bangalore?

ans Properties, whether Flats, Villas or Commercial, generally are built on lands which are governed by the local government bodies. They may be built on what is called Agricultural lands, Revenue Lands, Corporation Lands, and BDA allotted plots / lands.

What are revenue lands?

ans Lands which have all along been used for cultivation. Due to the expansion of the Urban Living space, parts of these lands come under the expanded urban area. Generally, no construction is allowed on these lands. If you have to construct on these lands you need to convert this land from agricultural to residential land use. This is usually done by the Deputy Commissioner (DC) of the relevant District. A Conversion fee is usually charged for this. On receipt of the Order from DC, the Local authority may sanction a Building Plan.
Exercise utmost caution here.

What is Khata?

ans Khata is simply an account. This account is opened at the offices of the local governing authority, i.e., the Village Panchayat, Municipality or the Municipal Corporation. BBMP is the authority in Bangalore. This Khata is opened to facilitate the payment of all due taxes to the government with regards to the property. You will be able to procure a Khata(Uttara Patra),a Khata Certificate and a Khata Extract from the Authority after this process.
Khata is a pre-requisite for all sanctions and permissions for further development of the property. For example, you must have a Khata to apply for and get a Building plan sanction, a water connection, an electrical connection, to modify existing building etc.

What are Corporation lands?

ans All types of Lands and Plots including Residential coming under the purview of the local governing body that is a Municipal Corporation are called "Corporation Lands" These lands mostly come with developed infra structure like Roads,Drains,Electricity,water etc. Most often, these are very safe to buy and invest in, but since so, expensive.

What is Khata Cetificate?

ans This is a certificate which is now fully computerised in Bangalore. It is given out as a computer printout. This document will show in whose name the account (Khata) is in existence and who is supposed to pay the local taxes. Generally ,this should be in the name of the person in whose name the property is registered.

What is a Khata Extract?

ans Like the Khata Certificate above , the Khata Extract is also a computer printout in Bangalore.This is an extract of the particulars of the property as existing on the records at the Local Municipality / Corporation Offices.Specially look out for the exact measurement of the land and area of the builtup construction on it.

Where can you obtatin the Khata Extract and Khata Certificate.?

ans These printouts can be obtained at the Zonal Offices of BBMP ,Citizen Service centres of BBMP.

In Case of Apartments...what are thepre requisites to even consider buying the property?

ans Very First thing is to check out is the Sanctioned plan with Approvals from all authorities. This will tell you if the land is converted, the building is planned as per the Town and County Planning act and if it observes all local requirements, terms and conditions. If that is in place, check out the Joint Development agreement to determine whose share of the property you are buying. Also check out who has the power to register this property for you.Usually,the Developer/Builder will have a power of attorney to act and register on behalf of the land owners. Examine the property records, at least for the past 25 years and ensure that there is continuity in the land ownership.

How to buy an agricultural land / farmhouse in Karnataka.

ans Beware,not everybody can buy an agricultural land.It is imperative that you or your forefathers should have been a land Cultivator anywhere in India,and you should produce a certificate from the pertinent authority.Only then can the land be registered onto your name.

Buying a plot in Bangalore with / without Building.

ans Ensure that the Plot or land you are buying is a converted for residential or commercial use by the proper authorities. Corporation lands should, but need, not be automatically converted. Ensure the seller has a Khata for this property in his name and there are no dues. Check for any encumbrances on this property. Ensure that the previous owner had not undervalued the property at the time of his Registration. If there is a Building on this land, and you intend to continue using it, check out the sanctioned plan for it to find out deviations/variations if any. Be aware that for the calculation of stamp duty payable,the land and the building will be evaluated to arrive at the amount.

Buying a previously owned flat.

ans Watch out for the property schedule in the Docs. and ensure that you have a reserved car parking space. Compare your intended purchase against the sanctioned plan for any deviations/variations. Pl. understand that , once the building is handed over to the local owners association, you need this association’s permission/agreement to have any interaction with the local authority/ies. Ensure Khata is in the name of the prospective seller and that he has not mortgaged this property for a loan etc. Be aware that ,in Bangalore, the Guidance value varies for Apartments depending on its amenities, location on higher floors etc etc.

Water and Electricity connection in a Flat ?

ans In apartments, since it is considered a multi dwelling unit,generally only one water connection is provided.The flat owners share this bill in pre agreed form.As to Electricity,a separate transformer is installed for the building and all flats will have an induvidual meter.The concerned flat owner pays the bill generated by himself.

A pre owned property with a Bank loan guarentees that its Documents are clear..?

ans This is a myth. Especially, prior to 2007,when new Banks were in a cut throat competition to ensure business, overlooked many shortcomings while sanctioning loans. The same Banks will scrutinise these docs in a more diligent manner now and you may be denied a loan. In Bangalore, after the amalgamation of the erstwhile TMCs, the situation is more confusing. So don't approach a property purchase without scrutiny.