Legal Guide

Karnataka Land Buying Checklist: 10-Step Title Verification (2024)

Every year, over 1,200 land fraud cases are reported in Karnataka, with buyers losing ₹50-100 crore collectively. This comprehensive 10-point checklist - vetted by Bangalore property lawyers - ensures your plot purchase in Malur, Bangalore or other parts of Karnataka is 100% legally secure. Bookmark this guide and always verify these documents before payment.

Essential Documents Checklist

1. Title Deed Verification (30-Year Chain)

What to check:
• Minimum 30-year ownership history with no breaks
• Seller's name matches current records at Sub-Registrar office
• No "General Power of Attorney" sales (red flag)

2. Encumbrance Certificate (EC)

How to verify:
• Obtain latest EC from Kaveri Online
• Ensure "Free of Encumbrances" for last 15 years
• Cross-check with physical search at Sub-Registrar office

3. RERA Registration

For plotted developments:
• Verify project on KA-RERA portal
• Match layout plan with approved RERA blueprint
• Check if your plot number is in registered list
Note: See our RERA-approved Malur projects list

4. Khata Certificate & Extract

Critical checks:
• Verify A-Khata (not B-Khata) for bank loans
• Ensure khata is transferred to seller's name
• Cross-verify at BBMP/BMRDA office

5. Property Tax Receipts

Must-have:
• Latest 3 years' receipts showing clear payments
• No outstanding dues (interest accrues at 1.5%/month)
• Seller's name should match title documents

6. Survey Number Verification

At Tahsildar's office:
• Confirm survey number exists in village maps
• Check land classification (agricultural/residential)
• Verify no acquisition notices (metro/road projects)

7. DC Conversion Certificate

For agricultural land:
• Valid conversion order from Deputy Commissioner
• Payment receipt of conversion fees
• Minimum 5-year old conversion (recent ones risky)

8. Layout Approval

Approving authorities:
• BMRDA - For peripheral areas
• DTCP - For smaller layouts
• Check approval matches actual plot dimensions

9. Building Bye-Law Compliance

For construction:
• FAR (Floor Area Ratio) limits
• Setback requirements
• Groundwater permission (if borewell needed)

10. Bank Approval Letter

Even if paying cash:
• Get provisional loan sanction to verify title
• Banks conduct due diligence you can rely on
• SBI/HDFC reject 85% of fraudulent properties

7 Common Land Scams in Karnataka

1. Fake Title Deeds

Red flags: Seller avoids physical verification at Sub-Registrar office

2. GPA Sales

Risk: General Power of Attorney isn't ownership (banned by Supreme Court)

3. B-Khata Fraud

Trick: Marketing B-Khata plots as "A-Khata coming soon"

4. Multiple Mortgages

Check: EC will show hidden loans against property

5. Fake RERA Numbers

Verify: Cross-check on KA-RERA website, not just brochure

6. Layout Violations

Inspect: Actual roads vs approved layout plan

7. Family Dispute Risk

Solution: Get No-Objection Certificates from all legal heirs

Step-by-Step Verification Process

Day 1-3: Collect all documents from seller
Day 4-5: Physical verification at Sub-Registrar/Tahsildar office
Day 6-7: Lawyer's title opinion (costs ₹3,000-5,000)
Day 8: Bank approval (even if not taking loan)
Day 9-10: Registration at SRO office

Downloadable Checklist

Download PDF version of this 10-point checklist with:
• Document samples
• Government office addresses
• Verification request letter templates

Expert Tip

"Never accept 'original documents in bank' excuse. Insist on seeing physical copies at Sub-Registrar office before payment."
- Advocate Priya Reddy, Karnataka High Court Property Lawyer

For verified RERA-approved plots in Malur with pre-cleared titles, visit our listings.