What is BBMP e-Khata?

It's the municipal khata record described above, issued online through BBMP (now reorganising under the Greater Bengaluru Authority) rather than collected in person - the same record, retrieved digitally.

What's the difference between A-khata and B-khata in Karnataka?

A-khata is for fully authorised property; B-khata is for property outside full approval, typically construction or a layout that hasn't finished the approval process. The khata itself doesn't decide this - the underlying record does, which is why it's read alongside the RTC and conversion order, not on its own.

Property Opinion · Powered by LexRam TSR

Buying in Karnataka? A khata tells you the property exists. Not that the seller owns it.

The records here

Your documents are in Kannada. The engine reads Kannada.

Your khata, RTC, EC, conversion orders, and every sale deed in the chain — read in their own language, with no translation step.

What Bhoomi and Kaveri Online won't tell you.

The portals show what's digitised and registered. They do not show unregistered agreements or the conversion defect behind a clean-looking entry.

If a document is missing, your preliminary report names it, names the check it unlocks, and names the office holding it — the Sub-Registrar's office, the Tahsildar's office for RTC records, or the BBMP/municipality for khata extracts.

Karnataka · authorities, records, checks

Title check in Karnataka: who keeps the record, and what to verify

Karnataka's records revolve around the RTC (Pahani) for land, the khata for urban property, and Kaveri for registrations. Two plots with identical sale deeds can differ sharply in what they may be used for, depending on whether the khata is an A-khata or a B-khata and whether the land was ever converted.

Compiled by the Property Opinion research team · last verified 23 September 2026

Who administers what

Department of Stamps and Registration: Registers deeds; Kaveri Online Services issue encumbrance certificates and certified copies.
Revenue Department (Village Accountant, Tahsildar): The RTC and its mutation entries, through the Bhoomi system.
BBMP (now within the Greater Bengaluru Authority) and other city and town bodies: Khata, property tax and building licences.
BDA, BMRDA and other development authorities: Approved layouts and sites, and their own allotment and sale deeds.
Deputy Commissioner: Orders converting land from agricultural to other use.
K-RERA: Registered real estate projects and promoters.

The records your report reads

RTC (Record of Rights, Tenancy and Crops): Also called Pahani: owner, survey number, extent, cultivation, and any loan or charge entered against the land.
Mutation Register extract: The entry that moved the name on the record after each transfer.
Khata certificate and extract: The municipal record for urban property: A-khata for fully authorised property, B-khata for property outside full approval.
Conversion order and sanctioned layout plan: Proof that agricultural land was converted and then lawfully laid out.
Akarband and survey sketch: The survey area statement and sketch, to compare with the deed's extent and boundaries.
Bhoomi portal: Online RTC and mutation extracts.

Registration and stamp duty

Deeds are registered under the Registration Act, 1908, with stamp duty under the Karnataka Stamp Act, 1957, calculated on the guidance value set by the department. Because the khata is issued on the strength of the registered deed, a mismatch between the two tends to surface when a khata is applied for or transferred.

Encumbrance searches

Encumbrance certificates are issued through Kaveri Online Services from the Sub-Registrar's records for the years the buyer specifies. An EC lists registered sales, mortgages and other charges; it does not list an unregistered agreement or informal arrangement, so the RTC's loan column and the seller's own disclosure are read alongside it.

Since the Greater Bengaluru Governance Act, 2024, BBMP has been reorganising into multiple corporations under the Greater Bengaluru Authority (GBA) - khata, property tax and building-licence functions move to whichever corporation now covers the property. See how we retrieve a khata extract as part of a title check.

What is BBMP e-Khata?: It's the municipal khata record described above, issued online through BBMP (now reorganising under the Greater Bengaluru Authority) rather than collected in person - the same record, retrieved digitally.
What's the difference between A-khata and B-khata in Karnataka?: A-khata is for fully authorised property; B-khata is for property outside full approval, typically construction or a layout that hasn't finished the approval process. The khata itself doesn't decide this - the underlying record does, which is why it's read alongside the RTC and conversion order, not on its own.

What a title check should verify in Karnataka

Is the property on an A-khata or a B-khata, and is the khata in the seller's name?
Does the RTC show the seller as owner, and any loan or charge; does its survey number match the sale deed and the survey sketch?
Was the land converted before the layout was formed, and is the layout approved by the planning authority?
Is it granted or assigned land carrying a bar on transfer, including land granted to Scheduled Caste or Scheduled Tribe holders (Karnataka Scheduled Castes and Scheduled Tribes (Prohibition of Transfer of Certain Lands) Act, 1978)?
If the land was agricultural, do the limits on who may buy it under the Karnataka Land Reforms Act, 1961 apply to this buyer?
Do the area and boundaries in the deed agree with the survey sketch and with what is on the ground?

Portal names and office structures change, and the law is applied to the facts of each property. Your report cites what your own documents and the records show, and names the office holding anything that is missing. It is an AI title analysis, not a legal opinion. Read a sample title scrutiny report or see the price.

What your report shows

Every finding linked to its source

— the document and clause, verifiable by you.

The checks that passed

— what was examined and found clean, listed.

Search depth stated as a year

— "traced back to 1998," with the offices searched.

Limitations in the report

— what the record shows, and what it cannot.

Read a real report → · How the title scrutiny works →

Pricing

Preliminary ₹1,999 + GST (₹2,359 all-in) — covers up to 100 pages, then ₹10 a page. The full title report is a separate ₹1,999 + GST.

FAQ — KARNATAKA

The property has a B-khata. Should I walk away?

Not automatically — but don't buy it on assurance either. Upload the khata, the RTC, and the deeds; the report will show you what the chain supports and what the B-khata status means for this specific property.

The layout was formed on agricultural land. Is that a problem?

It depends entirely on the conversion step. If a valid DC conversion order exists, the chain may be sound; if it doesn't, no later document cures it. Upload what you have — the check looks for exactly this.

The seller's documents are partly handwritten and old.

Age and handwriting are not obstacles. The engine reads old Kannada records in their own script, and where a record is genuinely illegible, the query will say so and name the office that holds a certified copy.

It's the property check where you see everything it checked.

Start your title check

Districts we cover in Karnataka

The check is the same across Karnataka — the record terminology on this page applies statewide. Major districts, with dedicated district pages opening as search volume builds:

Bengaluru Urban · Bengaluru Rural · Mysuru · Dakshina Kannada (Mangaluru) · Hubballi-Dharwad · Belagavi · Tumakuru · Shivamogga · Ballari · Kalaburagi

Coverage is not limited to this list — if the land records office for your district issues the documents, the engine reads them.