Real estate transactions can overwhelm a first time home buyer. The sheer volume of paperwork and the intricacies involved often make this a long drawn process.
An integral requirement to any real estate transaction is the khata. For a prospective home owner, or even an existing one, the khata is a familiar document. A recent development is that of the e-khata. There is a level of ambiguity surrounding this new term.
What is the e-khata?
Let’s begin with the khata – “In property jargon, Khata is the account of a property. It is primarily an assessment of a property that lies within the Bruhat Bengaluru Mahanagara Palike (BBMP) jurisdiction for the purpose of taxation. Khata records relevant details such as owners name, size, location, area, built up area, etc. It is essentially required to calculate the tax payable on the property, as well as identify the person who is liable for the payment of property tax,” explains Ganesh Vasudevan, CEO Indiaproperty.com. Once all governmental verification is complete on your property you receive your khata and a PID number. A khata that is filed online is known as the e-khata. The misconceptions surrounding the term however are plenty.
Misconception 1:
The e-khata is an additional/new requirement by the BBMP – FALSE.
The e-khata is merely the computerization of the khata and NOT a new requirement or procedure.
Understanding the e-khata:
The Karnataka Government, with an emphasis on Bangalore, has been in the process of computerizing land related records for almost 7 years now. Considering the expanse of Bangalore city, this is an effort that is immense and on-going, and will be so for many years to come.
A computerized version of a khata will contain all relevant details that have been recorded manually. Take a look at the benefits:
- With a PID number which is assigned on computerization of records, the property tax payer will be able to access his khata account and make payments online.
- He may also obtain receipts when needed, with the help of this PID number.
- Updated khata certificate as well as extracts, may be easily obtained from the BBMP kiosks/ centres.
Misconception 2:
Every new property owner may apply for a khata online or pay taxes his way – FALSE.
The e-khata may be used by ONLY by those whose properties have been allotted a PID number. This is primarily for properties that were registered under the BMP and not the newer town municipal councils that were brought under the BBMP.
Why this is so: –
Up till 2007, Bangalore was governed by the Bangalore Mahanagara Palike (BMP). This meant that most of what we consider old Bangalore – the CBD and the immediate surrounding areas came under its control.
Paperwork related to property was well maintained up until then. The process was organized and efficient. Since computerization of the process had begun by then, properties under the BMP were allotted their PID numbers and today, they are able to avail of e-khata services.
When Bangalore became a Metro:-
Post 2007, Bangalore attained the status of a Metropolitan city and BMP became Bruhat Bangalore Mahanagara Palike (BBMP). In order to secure and maintain its status, Bangalore had to display a certain population level and land area under its coverage. The BBMP thus born and it began to include a number of surrounding areas to the city. A number of municipal corporations and satellite towns were brought under its control.
Why getting a khata under the BBMP is tough?
While development had begun in many of these areas, the paperwork was far from clear. It was soon realized that a number of khatas were issued without accurate processes being completed. The process of identifying such properties, putting them through the necessary requirements and sorting out paperwork is an on-going process.
Self-declaration of property was one route that began being opted for. Here people could come forward with information related to their properties and pay tax, bringing their accounts up to date. However, khatas are not issued to them till the necessary governmental verification and processes are complete. Such properties are listed in the manually maintained khata register. Such properties do not have a PID number and therefore will not be able to make use e-khata feature.
There are then several properties where taxes are being collected, however they are unable to be listed in the main municipal records (khata register) for want of proper documentation such as conversion orders, sanctioned plan approvals etc. These properties which have incomplete or improper documentation are listed in a temporary register (popularly known as B Register), awaiting further documents or approval. The certificate and extract from this register are known as B –Khata. Such properties also do not have a PID number and therefore will not be able to make use e-khata feature.
Summing up the benefits of the e-khata, Suresh Hari, Secretary, CREDAI, Bengaluru says that for those who possess a PID number, the khata is now a faster process and less cumbersome. A level of professionalism too has been brought into the process thanks to third party handling.
Just remember: The process of applying for a khata remains the same and only on receipt of an A-khata will you be issued a PID number. This in turn will make it simple for you to get online and pay your taxes as well as get updated copies of your documents when required.
Nice Article. Thanks a lot for this Info
Thank You , Mr. Manoj for your feedback . Keep in touch for more such information.
Hi Sir,
We are planning to buy a site in Bangalore. And the land is DC converted but it is not under BBMP. Should I have to ask the Land owner to take e-Khata certificate before I go for registration of that land in my name.
Please let me know your thoughts on this.
Thank you!
Hi Shweta,
DC conversion is fine, let me know first, the land was developed for residential layout or not and the owner has got a approved layout plan or not.? If he got approved plan, which authority has approved the plan ? ( The site is comes under in which limits ? )
With these answers we might be able to help you.
Hi Sir,
I am planning to purchase a residential plot from one of the Developer in Gollahalli Village, Nelamangala Taluk. The developer says its DC- converted and Gram panchayat approved layout. He has shown me the blue print of the Layout plan where I can find the signature with Seal of the Gram Panchayat. Could you please suggest if its safe to buy such plots and any issues in near future if it comes Under BDA or BBMP limits. Also developers says E-khata will be issues. Is E-khata equivalent to A -khata provided by BBMP
Scurnity of the documents has been verified.
Please advise
Hi Nandish ,
We can understand your worries with regards to Khata , firstly it is safe to buy the plot but please scrutinize all the other documents also. Secondly E-khata is electronic khata, it has all the details of the owners & site. You can know more about the Khata from our online course http://easyhome.vakilhousing.com/easy-legals/
Hope this helps.
recently i looked a site which is been approved by BMRDA, nr Bannarghatta – jigni rd. This is a residential layout. This is a DC Converted and would like to know what type of khata it should have. Please advise.. Thanks
Hi Prem ,
The property will have E-khata.
I have a plan of purchasing residential land which is dc converted near Varthur Bangalore but the khatha is E shall I buy it no please advise me
Hi Subrahamanyam ,
If the land that you are looking to buy is DC converted and has E-khata, you can buy it . But kindly check all the other documents also .
I am planning to buy a plot which is in panchayat limits. But as per CDP 2015, it will fall under yellow belt(residential main) When I see its RTC in bhoomi it says it is not DC converted and it shows as revenue land. But the owner says he has a E-Khata. is it possible?
Hi Rajaram ,
As you mentioned that in RTC,it is not DC converted it is not possible that the owner has a E-khata for it. But if its a converted land it can have E-khata on the survey no.
To know more about khata you can subscribe to our online course http://easyhome.vakilhousing.com/easy-legals/
Hi Nimmy,
I wanted to know if obtaining e-khata has been made mandatory? Also, is there any Order passed the High Court of Karnataka stating so?
Hi Kavya,
Yes obtaining E-khata has become mandatory . To know more about E-khata and other legal fundamentals subscribe to Easy Legals. http://easyhome.vakilhousing.com/easy-legals/
Hello,
I am planning to buy site in shantipura,electronic city phase 2.
owner said it is 11b khata or panchayit khata. this property is not DC converter,owner says it will be converted soon.
Is it safe to buy site with 11b khata without DC conversion?
Please help me with more details.
Regards,
Nagesh
Hi Nagesh,
First of all don’t purchase the property without a proper approval from authorities. It is not safe to buy a property without Plan approval and DC conversion it is totally you are taking risk on your hardened money.
Would recommend you to check all the documents with your property lawyer.
Hope this information helps,
Thanks
Nimmy
Hello Nimmy,
I have identified a property which is under BBMP limits. It is 3 acres of land with DC conversion in the year of 2012 but it doesn’t have any approval either from BDA/BMRDA. Out of 3 acres (130680 sq. foot) they made residential for about 97000 sq. foot and rest is left for roads, drainage and electricity. So approximately 75% is made as residential that is 20% more compared to BDA layout development norms. How safe is to buy this property ?
Note: All other documents are clear. Land has got BBMP A khata with tax receipts.
Hi Sunil,
BDA/BMRDA will not approve the residential layout below 5 acres of land, these departments will approve the land of 3 acres for a Apartment Project. You can go ahead and buy if the title is clear and make a firm decision of building an apartment in that particular land as per the norms of BDA/BMRDA surely you will get the sanctions without any hassle.
Hope this helps
Regards,
Nimmy
how to check the khata details in online wheather this is in my name hence i purchased a plot in Anekal taluk under BMRDA appoved plots.
Hi Team,
I am interested to buy a 2bhk in Ananth Nagar electronic city but they say the property is E khata(GP aaproved) not A khata and LIC, SBI are not in bank approval, as of now ANDRA BANK, CANARA FIN , HDFC GRUHA FIN, DHFL, IIFL, INDIABULLS etc gave approvals.
Let me know how should i make the decision for this purchase.
Thanks,
Himanshu
Hi Himanshu,
First of all you may please check whether the property is converted for residential purpose and BMRDA has approved the plan? If Yes, you can purchase the property without having any doubts and E-khatha means Electronic Khatha which is issued by Gram Panchayath and this Ananth Nagar near electronic city comes under jurisdiction of Gram Panchayath and of course as per your information Bank loans are available from various financial institution.
The property falling under jurisdiction of BBMP (Burhat Bangalore Mahanagara Palike) those properties will have ‘A’ khatha which will be issued by BBMP.
Hope this helps.
Regards,
Nimmy
Is E khata equivalent to A khata i.e., whether it comes under BBMP?…
As you mentioned that BMP got changed to BBMP, Does this mean that e khata is a procedure to make the plot to come under BBMP…
Hi Guru,
A -khata is nothing but Manual Khata and E-khata is Electornic Khata.
The khata is document that certify that this property belongs to you. Khata is a must for any property not just BBMP.
Hope this information helps
Hi Nimmy,
Thank you very much for your kind assistance, very much helpful..
Im looking to buy a residential ready to move 30*40 home in Raayasandra, near Hosa Road, electronic city, but its a E khata property. Wondering if this is a safe property & what are the repercussions i may have to face in managing this property
Hi Santosh,
E-khata is nothing but Electronic Khata. And buying an E-khata property is safe however we would request you to take all the documents and verify it with a lawyer. So that he can understand if there is any litigation in the property you are going to buy.
Hope this information helps
Hello,
I recently got an A-Khatha for my apartment. Its in kannada and I am not sure what is written in it. How can I check if the PID has been assigned to my Flat?
Regards
Hi Amit,
The top right hand corner will be your PID number which is assigned to your flat.
The A-khata number will be provided in the first column .
Hope this information helps
Hi Team,
Very rarely do you see such useful information published in the developers site. So thanks you for such nice article. My plot in a gated layout under BMRDA and I am planning to construct a house. Is e-Khata necessary before I start the construction.
Thanks,
Jaya
Hi Jayalakshmi,
Yes, E-khata is necessary before you construct your house. When you go for approvals they will ask for E-khata.
Hope this information helps .
Hi Himanshu,
i am satish , i have purchased house in near sparsh hospital EC. The ex owner had applied for an E katha for the reg.. but how much time need to get e katha, for my reg…
regards
satish
Hi Sathish,
The E-khata takes approximately 60 days .
First of all it is a very nice article Ms. Nimmy..
Could you please help me with below?
1. Can one apply for E-Khata online? If yes, where and how?
2. If answer is negative for the above, then what is the process to be followed. I did not find anything under sakala website of GOK. Please help.
Thank you very much and appreciate your help.
Regards,
3L
Hi Thrilochan
E-khata is nothing but Electronic Khata. So to apply for E-khata you cannot do online you have to go and submit the sale deed and your khata details to Panchayat office or where your property belongs for eg BDA or BBMP .
Hope this helps
Thanks
Nimmy
I got my possession to my flat in 2013 at marathalli. Just want to know regarding the katha. Property id is left blank and shown as new PID no but no number is assigned against that.
I am paying the tax property Tax based on Application No mentioned in 2013-2014 katha extract.
When i can get the PID number. Do Really PID number is required Please help.
Hi Rangaswamy,
Please go and check at the nearest BBMP office , where you pay your taxes . The application number is fine which was used earlier for CMC . But now as it has been upgraded to BBMP you need the PID number .
Approaching the nearest BBMP office will surely help you with this
Regards
Nimmy
My builder suddenly says that we have to spend money for getting e khatha .Our flat is in jigini.possession taken on March 2016.Not registered. For e khatha says deposit money now. When this e khatha rule came into force.
Hi Shivaji ,
E- khata has been there from 2014 . All builders charge some amount to process E-khata. Once the registration is done the application will be submitted to the panchayat and it will be received within a months time
Hope this information helps
Regards
Nimmy
What is E khata transfer fee for Anekal Taluk
Hi Puneet ,
The E-Khata Transfer fee will be 1% on the Stamp Duty Charges . For Eg : 2,00,000 Stamp Duty it is 2000 Rs.
Hope this helps
Regards
Nimmy