How to Verify Title Deed in Bengaluru Property: Documents & Important Checks

Did you know? Every year, thousands of property buyers in Bengaluru face legal disputes or financial losses simply because they skipped one crucial step: verifying the title deed. Imagine buying your dream home in Whitefield or Koramangala only to discover it’s embroiled in a family dispute—heartbreaking, right?

If you’re planning to invest in Bengaluru’s booming real estate market, this guide is your safety net. We’ll walk you through step-by-step title deed verification, explain why it matters, and show how to avoid common pitfalls. By the end, you’ll know exactly what documents to check and how to secure your property without surprises.

Why Title Deed Verification Cannot Be Ignored

Think of buying property like building a house: skipping title verification is like laying bricks on a shaky foundation. Here’s why verification is essential:

• Legal Ownership Confirmation: Ensures the seller is the rightful owner.
• Financial Liability Check: Reveals mortgages, loans, or unpaid dues through the Encumbrance Certificate (EC).
• Fraud Prevention: Guards against forged documents or illegal sales.
• Dispute Avoidance: Identifies inheritance claims, ongoing court cases, or boundary issues.
• Investment Security: Makes it easier to resell, get bank loans, and enjoy long-term peace of mind.

Understanding the Title Deed

A title deed isn’t just one paper—it’s a collection of documents proving ownership. The most important is the Sale Deed, which legally transfers the property to you.

A clear title deed includes:

• Owner Details: Name and information of the current owner(s).
• Property Description: Address, survey number, plot number, and boundaries.
• Chain of Ownership: History of past owners, traced back to the original (Mother Deed).
• Transaction Details: How the current owner acquired the property (purchase, inheritance, or gift).

Step 1: Trace the Ownership History

Start by examining the Mother Deed—the earliest document establishing property ownership.

• Request the Mother Deed: Especially important for large plots divided into smaller ones.
• Chronological Flow: Arrange all subsequent sale deeds, gift deeds, or inheritance papers up to the current owner.
• Red Flags: Any missing link in ownership could signal a potential legal problem.

Step 2: Obtain and Review the Encumbrance Certificate (EC)

An EC is your proof of any financial or legal liabilities.

• What it Shows: Registered sales, mortgages, leases, and court attachments.
• Where to Apply: Sub-Registrar’s Office (SRO) or online via Kaveri Online Services.
• Forms:
• Form 15: Nil EC – ideal, showing no liabilities.
• Form 16: Lists transactions – review with a lawyer.
• Pro Tip: Check EC for the last 30 years for complete assurance.

Step 3: Verify Government Records

Bengaluru has digitized many property records, making verification easier:

• Bhoomi Portal: Check RTC for agricultural land—ownership, soil type, and loans.
• Kaveri Online Services: Confirm the authenticity of registered documents like sale deeds.
• E-Swathu: Access Form-9 and Form-11 for rural properties.

Step 4: Check Khata and Property Tax Status

The Khata records the property in municipal records (BBMP) and is key for taxes and legal compliance.

Types of Khata:

• ‘A’ Khata: Fully legal, all taxes paid – ideal.
• ‘B’ Khata: Temporary or pending dues – risky.
• Verification: Request Khata Certificate, Khata Extract, and Property Tax Receipts from the seller.

Step 5: Conduct a Physical Survey

Documents may not always tell the full story:

• Hire a Licensed Surveyor: Ensure property dimensions match title deeds and revenue records.
• Check for Encroachments: Make sure the property doesn’t encroach public land or neighboring plots.

Step 6: Verify Building and Layout Approvals

For apartments, villas, or layouts:

• Layout Approval: Check approval from BDA, BMRDA, or local authority.
• Building Plan Sanction: Confirm building matches approved plans.
• Commencement Certificate (CC): Issued before construction.
• Occupancy Certificate (OC): Confirms building is legal and fit to occupy.
• RERA Registration: Verify under-construction projects on Karnataka RERA portal

Step 7: Consult a Property Lawyer

While you can do initial checks, an experienced lawyer is invaluable:

• Title Search Report: Lawyers verify documents and identify hidden issues.
• Benefits: Avoid future disputes, interpret complex legal clauses, and draft agreements in your favor

Read also : Stamp Duty & Registration Charges for Rent in Bangalore - 2025

Quick Checklist: Essential Documents to Verify

• Mother Deed & subsequent Sale Deeds
• EC (last 30 years)
• Khata Certificate & Extract (‘A’ Khata preferred)
• Latest Property Tax Receipts
• Layout/Building Plan Approvals
• CC & OC (for buildings/apartments)
• Power of Attorney (if applicable)
• Legal Heir & Death Certificate (if sold by heirs)

Final Thoughts

Verifying a title deed in Bengaluru might feel overwhelming, but it’s the most important step in safeguarding your property investment. By following this process—tracing ownership, checking encumbrances, verifying government records, and consulting a legal expert—you’re protecting your dream home from legal and financial risks.

Secure your investment today: For professional guidance, visit MaadiVeedu.com and read more tips at blog.maadiveedu.com.

Frequently Asked Questions (FAQ)

1. What is a title deed and why is it important?

A title deed is a legal document proving ownership of a property. Verifying it ensures the seller has the right to sell, prevents fraud, and protects your investment.

2. Which documents should I check when verifying a Bengaluru property?

Key documents include:

• Mother Deed & subsequent Sale Deeds
• Encumbrance Certificate (EC) for the last 30 years
• Khata Certificate & Extract (‘A’ Khata preferred)
• Latest Property Tax Receipts
• Layout and Building Plan Approvals
• Commencement Certificate (CC) & Occupancy Certificate (OC)

3. How do I check if a property has any legal or financial liabilities?

Apply for an Encumbrance Certificate (EC) at the Sub-Registrar’s Office or online via Kaveri Online Services. It lists mortgages, loans, or other legal claims.

4. What is the difference between ‘A’ Khata and ‘B’ Khata in Bengaluru?

• ‘A’ Khata: Fully legal property, taxes paid, eligible for bank loans and approvals.
• ‘B’ Khata: Temporary register; some dues or deviations exist, may involve legal risks.

5. Can I verify a property online in Bengaluru?

Yes, you can check property records on portals like Bhoomi (agricultural land), Kaveri Online Services (sale deeds, EC), and E-Swathu (rural properties).