How to Get Khata Certificate & Extract Online ā Property Ownership Document
Complete guide to Khata certificate and Khata extract online. A Khata vs B Khata, BBMP online process, documents, fees, and state-wise equivalents.
What is a Khata Certificate?
A Khata certificate is a legal document issued by the municipal corporation (such as BBMP in Bangalore) that establishes property ownership in municipal records. The word "Khata" literally means "account" ā it links a property to its owner in the corporation's assessment register for the purpose of collecting property tax.
A Khata certificate contains:
- Owner's name and address
- Property details ā location, dimensions, built-up area
- Property identification number (PID)
- Tax assessment details
Khata Certificate vs Khata Extract
| Document | What It Is |
|---|---|
| Khata Certificate | Proof that a property is registered in the owner's name in municipal records |
| Khata Extract | Detailed extract from the assessment register showing property dimensions, tax paid, and ownership history |
Both documents are typically needed together for property transactions, bank loans, and building plan approvals.
A Khata vs B Khata ā Key Differences
In Karnataka (especially Bangalore), properties are classified into A Khata and B Khata based on their legal status.
| Feature | A Khata | B Khata |
|---|---|---|
| Meaning | Legally compliant property | Property with irregularities |
| Issued by | BBMP (Revenue Section) | BBMP (B Register) |
| Legal status | Full legal recognition | Limited recognition |
| Bank loans | Eligible for home loans | Most banks refuse loans |
| Building license | Can obtain building plan approval | Cannot get building license |
| Property transfer | Easy to transfer/sell | Difficult to sell |
| Trade license | Can obtain | Cannot obtain |
What Makes a Property B Khata?
A property falls under B Khata when:
- It is built on unauthorized layout or revenue land without proper conversion
- The building plan was not approved by BBMP
- It falls in a village area recently merged into BBMP limits
- There are pending legal issues with land conversion (agricultural to non-agricultural)
Tip: If you own a B Khata property, check if it qualifies for regularization under the latest Karnataka government schemes (such as Akrama-Sakrama). Converting to A Khata significantly increases property value and loan eligibility.
Why Do You Need a Khata Certificate?
A Khata certificate is required for:
- Property registration ā To complete sale deed registration and property registration process
- Mutation of property ā Transferring ownership after purchase or inheritance
- Building plan approval ā Mandatory for construction permits
- Bank loans ā Home loan sanction requires Khata in the borrower's name
- Property tax payment ā Linked to your property tax account
- Trade license ā Required for commercial properties
- Utility connections ā Water (BWSSB) and electricity (BESCOM) connections
- Obtaining an Encumbrance Certificate ā Often needed alongside EC verification
How to Apply for Khata Transfer Online (BBMP Bangalore)
When you purchase a property in Bangalore, you need to transfer the Khata from the previous owner's name to yours. BBMP processes Khata applications through the Sakala portal (Karnataka Guarantee of Services to Citizens Act).
Step-by-Step Online Process
Step 1: Gather Required Documents
Prepare scanned copies of all documents listed in the section below.
Step 2: Visit the Sakala Portal
Go to sakala.karnataka.gov.in and select BBMP services ā Khata Transfer / New Khata Registration.
Step 3: Fill the Application Form
- Enter property details ā survey number, ward number, PID (Property Identification Number)
- Enter previous and new owner details
- Upload all required documents
Step 4: Pay the Application Fee
Pay the Khata transfer fee online (details in the fees section below).
Step 5: Track Application
Use the Sakala tracking number to monitor your application status. Under the Sakala Act, BBMP must process the application within 30 days.
Step 6: Collect Khata Certificate
Once approved, download the Khata certificate and extract from the portal, or collect from the BBMP zonal office.
Applying at BBMP Office (Offline)
If you prefer the offline route:
- Visit your BBMP zonal/ward office (Assistant Revenue Officer)
- Submit the application form with all documents
- Pay the fee at the BBMP counter
- Collect the acknowledgment receipt with Sakala tracking number
- Follow up and collect the certificate within 30 days
Documents Required for Khata Transfer
| Document | For New Khata | For Khata Transfer |
|---|---|---|
| Sale deed (registered) | ā | ā |
| Previous Khata certificate & extract | ā | ā |
| Up-to-date property tax receipts | ā | ā |
| Encumbrance certificate | ā | ā |
| Building plan approval (if applicable) | ā | ā |
| Betterment charges receipt | ā | ā |
| ID proof (Aadhaar/PAN) | ā | ā |
| Passport-size photos | ā | ā |
| DC conversion order (if revenue land) | ā | ā |
| Death certificate (if inherited) | ā | ā (if applicable) |
| Legal heir certificate (if inherited) | ā | ā (if applicable) |
You can verify your land records online before applying to ensure there are no discrepancies in survey numbers or ownership details.
Fees for Khata Certificate
| Service | Approximate Fee |
|---|---|
| Khata registration (new) | 2% of property value (stamp duty on Khata) |
| Khata transfer | 2% of property value or as per BBMP schedule |
| Khata extract | ā¹100 ā ā¹200 |
| Betterment charges | Varies by zone and property type |
Note: Fees are subject to revision by BBMP. Check the latest fee schedule at your BBMP zonal office or the official BBMP website.
Processing Time
| Channel | Expected Time |
|---|---|
| Through Sakala portal | 30 days (guaranteed under Sakala Act) |
| BBMP office (offline) | 30ā45 days |
| If documents are incomplete | May take longer due to re-submission |
If BBMP fails to process within the Sakala-guaranteed timeline, you can file a complaint on the Sakala portal and escalate to the appellate authority.
State-Wise Equivalents of Khata Certificate
The Khata certificate is specific to Karnataka. Other states have equivalent municipal/revenue documents that serve a similar purpose:
| State | Equivalent Document | Issuing Authority |
|---|---|---|
| Tamil Nadu | Patta (or Patta Transfer) | Taluk Office / Corporation |
| Andhra Pradesh & Telangana | Municipal Assessment / Mutation | Municipal Corporation |
| Maharashtra | Property Card (City Survey) | City Survey Office |
| Kerala | Mutation Extract / Thandaper | Village Office |
| Rajasthan | Patta / Mutation Record | Tehsildar Office |
| Uttar Pradesh | Mutation (Dakhil Kharij) | Tehsildar / Nagar Nigam |
| West Bengal | Mutation Certificate | BL&LRO / Municipal Corporation |
| Gujarat | Property Card / 7/12 Extract | City Survey / Taluka Office |
Important: The process and portal vary significantly by state. For land revenue records and mutation in your state, refer to our land records guide.
How to Get Khata Extract Online
A Khata extract can be obtained separately if you already have a Khata certificate:
- Visit the BBMP SAS (Self Assessment System) portal or Sakala portal
- Enter your PID number or property owner name
- Select Khata Extract service
- Pay the nominal fee (ā¹100āā¹200)
- Download the extract or collect from the ward office
The Khata extract is especially useful for verifying property details before purchase and for property tax payments.
Common Issues and Solutions
| Issue | Solution |
|---|---|
| Khata not in seller's name | Insist on Khata transfer before property purchase |
| B Khata property | Check eligibility for regularization; avoid if seeking bank loan |
| Incorrect property dimensions | File correction application at BBMP with survey documents |
| Delayed processing beyond 30 days | File Sakala complaint for guaranteed service violation |
| Missing PID number | Visit ward office with sale deed to get PID assigned |
| Property tax arrears blocking Khata | Clear all pending tax before applying for transfer |
FAQ ā Khata Certificate Common Questions
What is the difference between Khata and sale deed?
A sale deed is the legal document of property transfer executed at the Sub-Registrar Office. A Khata certificate is the municipal record that registers you as the property owner for tax purposes. Both are separate processes ā after registering the sale deed, you must apply for Khata transfer at BBMP.
Can I get a home loan on a B Khata property?
Most banks and financial institutions do not approve home loans for B Khata properties due to the legal irregularities. Some NBFCs may offer loans at higher interest rates, but it is advisable to ensure the property has A Khata status before purchasing.
How long does Khata transfer take in Bangalore?
Under the Sakala Act, BBMP must process Khata transfer applications within 30 days. In practice, if all documents are complete and there are no disputes, it typically takes 3ā4 weeks.
Is Khata certificate mandatory for property registration?
Khata is not required at the time of sale deed registration at the Sub-Registrar Office. However, it is mandatory for mutation (updating municipal records), obtaining building permits, and availing bank loans.
Can I apply for Khata transfer without an encumbrance certificate?
An Encumbrance Certificate (EC) is a mandatory document for Khata transfer. You need to obtain an EC from the Sub-Registrar Office covering at least the last 13 years before applying.
What happens if the previous owner does not have a Khata?
If the property was never registered in municipal records (common for properties in newly merged areas), you need to apply for a new Khata registration instead of a transfer. This requires additional documents like DC conversion order and approved building plan.
Can NRIs apply for Khata transfer?
Yes, NRIs can apply for Khata transfer. They can authorize a representative through a Power of Attorney (PoA) to handle the application at BBMP on their behalf. The PoA must be notarized and attested by the Indian consulate if executed abroad.