Khata Certificate and Khata Transfer Process in Bangalore

When the ownership of a property is transferred to another for reasons other than outright sale, it is termed as KHATA transfer.

A Khata extract, also known as a Khata certificate, is a legal document that offers an account of a property’s tax valuation in Karnataka, particularly in Bangalore. The house must be registered with the BBMP (Bruhat Bangalore Mahanagara Palike).

A khata is made up of two parts:

Property transfer and registration require a Khata certificate.

Khata extract: It comprises information about the land, such as its value, size, and whether it is used for commercial or residential purposes. This extract is also required when applying for a business license.

Types of khata issued by BBMP

A Khata certificate and a B Khata certificate are the two categories of Khata certificates. Residents in Bangalore who live in the A Khata and B Khata under the BBMP’s jurisdiction must pay a tax.

A Khata 

The A Khata serves as a smooth source to maintain Property Tax collection by the Municipal Corporation. It signifies a certificate that indicates that all the taxes are paid by the registered property owner to the BBMP. It also suggests that property ownership is legal. 

B Khata 

All the illegal properties according to the Karnataka High Court order of 2014 are listed in a distinct register known as B Khata. It records the properties that have illegal ownership in the city of Bangalore, even if the owner has paid the civic charges for the land.

The B Khata corresponds to the Karnataka Municipal Act, 1976, Section 108A, which was amended in 2009. The BBMP uses this registry to raise taxes on structures that were built unlawfully, such as those that were built in violation of bylaws, on revenue property, with unlawful layouts, or without completion or issuance certificates

Panchayat Khata

Approval of plans for panchayat khata plots is a quick and painless operation. There are a variety of authorities who can authorize the property, depending on their jurisdictions. Gram and taluk panchayats are the permission bodies for construction on less than one acre of land within village limits.

The Directorate of Town Planning does, however, approve proposals for developments that are intended to cover more than one acre of land (DTP). Bangalore Metropolitan Region Development Authority (BMRDA) and Bangalore International Airport Area Planning Authority (BIAAPA) are two local planning authorities that sanction layout plans in villages under their jurisdiction.

How to Transfer Khata?

Khata transfer refers to the process of changing the ownership of the property as a gift or due to the demise of the previous owner.  The application for a khata transfer is the same as registration, but some additional documents are needed for the khata transfer process. 

According to the BBMP officials, this conversion will ensure transparency and uniformity in the functioning of the system. 

• Step 1: Request for District Commissioner (DC) Conversion to change the land’s use from agricultural to non-agricultural.

• Step 2: Pay all property taxes owed on the property to date in accordance with government regulations.

• Step 3: Pick up a khata transfer application from the BBMP office or apply for an online khata transfer and fill in the requisite details.

• Step 4: Gather all of the required documentation to add to the application.

• Step 5: Pay the BBMP Betterment Charges, which are khata transfer charges for changing the ownership, and send the completed form, along with the tax receipts and other required documentation, to the Assistant Revenue Officer of the affected district.

• You will receive a Sakala Number that helps you in tracking the transfer process. A message alert shall be sent to you by the authorities once the process is completed. 

In most cases, a khata certificate is released within 4 to 6 weeks.

Essentials documents required for Khata Transfer

The documents required for a Khata transfer, Khata registration, Khata bifurcation, and amalgamation differ slightly. Documents required for Khata transfer with all the scenarios as per the official website of Sakala are listed below.

• Title deed/ Sale deed
• Receipts of taxes paid
• Blueprint with the location of the property
• Occupancy certificate
• Possession certificate
• Rs 200 worth National Savings Certificates 
• Khata extract
• An affidavit is required confirming the applicant is a legal heir to settle cases of a will
• A certificate in case of the death of the previous owner

Additional documents in case of khata transfer from B khata to A khata:

• A certificate with the property dimensions and other specifications 
• Any other document as required for the conversion
• Proof of paid improvement charges 
• Order indicating land conversion from agricultural to non-agricultural

An E-Khata is not another type of khata or condition imposed by the Government. An E-Khata is an aid to fill out your application online. Thanks to technological advancements, it is a digital khata that can be procured by simply registering online at the BBMP’s official website.

The BBMP has recently included Khata transfer under Sakala. The application form for Khata registration, Khata transfer, or Khata modification is the same. The property owners can apply online to get BBMP khata transfer through the Sakala services.  

Following are the steps to apply for an online khata transfer/registration: 

• Step 1: A notary public must certify a copy of your property’s sale deed.

• Step 2:  The next move is to obtain an Encumbrance Certificate. An Encumbrance Certificate aims to ensure that the property is free of all financial or legal obligations. Obtaining an Encumbrance Certificate can take up to a week in most cases.

• Step 3: Then go to the Sakala website. Take a printout of the Suvarna Khata Application Form for Khata Registration/Transfer available on the website by clicking on the option ‘Suvarna Khata Application Form for Khata Registration/Transfer’. Alternatively, for a fee of Rs.10/-, you can receive a Khata application form from the BBMP Assistant Revenue Officer Office.

• Step 4: The application should be filled out completely and the required documentation must be added. Forward the form to the BBMP office after it has been completed. For monitoring purposes, an acknowledgment will be given.

• Step 5: Every week, keep an eye on the application. The amount of time it takes to get permission varies. If the BBMP Office does not respond after two months, an RTI can be filed to obtain details on the application status.

• Step 6: Following the satisfactory submission of the claim, a revenue officer from the BBMP will assess the property for verification purposes.

• Step 7: The BBMP will charge a Khata registration fee of 2% of the property valuation as specified in the selling deed. The email on the outstanding property tax balance payment will be issued upon payment of this registration fee. This is a sign that the property has been licensed under your name. This tax must be collected within 15 days of the invoice date.

• Step 8: The Khata extract will be issued in your name once the property tax is paid. The formalities for a Khata transfer process are few and the required documents are also different. The applicant must keep in mind that the tax amount charged for commercial properties is twice as high as the residential properties.

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