Property fraud in Bangalore rarely looks like fraud. It looks like a clean sale agreement, a smiling builder, and a relative who 'has done this many times.' By the time the title defect surfaces, the money is gone and the litigation is yours alone.
Below is the minimum document set we review before issuing a legal opinion on a Bangalore property. Treat it as a starting point — your matter may need more.
1. Mother Deed and Chain of Title
The original document showing how ownership of the land came into being — typically traced back at least 30 years. Every subsequent transfer must connect cleanly. Breaks in the chain are the single most common cause of expensive litigation.
2. Sale Deeds (All Prior Transfers)
Each prior sale deed is verified for proper stamping, registration, and consistency with the chain. A sale deed that is not registered is, in law, no sale at all.
3. Encumbrance Certificate (EC)
Pulled from the Sub-Registrar covering at least the last 30 years. It reveals mortgages, liens, court attachments and prior agreements. A clean EC alone is not proof of a clean title — but a defective EC is almost always a deal-breaker.
4. Khata (A or B) and Khata Extract
B Khata properties are not illegal, but they are restricted. Banks may refuse loans, regularisation costs may be steep, and resale value is materially affected. Buyers should know what they are getting before signing.
5. Property Tax Receipts
Latest receipts should match khata, owner name and dimensions. Tax dues silently transfer to the new owner — verify the last 5 years.
6. RTC / Pahani (for converted land)
For sites converted from agricultural land, the RTC chain plus the DC conversion order are non-negotiable. We also verify Section 79A/B compliance — a common trap for buyers from non-agricultural backgrounds.
7. BBMP / BDA / BMRDA Approvals
Layout approval, sanctioned plan, commencement certificate and occupancy certificate. Many properties built without OC are functional but legally vulnerable. Loans, resale and BBMP regularisation become future headaches.
8. RERA Registration (for new construction)
Any project under construction or recently completed must be RERA-registered. The registration page also tells you about pending complaints, project delays and developer track record.
9. Sanctioned Building Plan vs As-Built
Where the actual construction deviates from the sanctioned plan, regularisation under Akrama Sakrama and similar schemes may or may not be available. Site-visit verification matters.
10. Society / Apartment Association Records
For flats: maintenance dues, no-objection certificates, transfer charges and society resolutions. For gated communities: layout NOCs and amenity charges.
11. Identity and Title of the Seller
PAN, Aadhaar (consent for use), photo verification and matching of signatures across documents. Where the seller acts through a Power of Attorney, the GPA must be properly executed, registered (post-2011) and verifiably alive.
12. Litigation Search
Court records search at the relevant District Court, City Civil Court and High Court. Pending litigation does not automatically defeat title — but you should know about it before, not after.
If you would like a written legal opinion on a Bangalore property, send the documents you have over WhatsApp. We will tell you what is missing and what is concerning before you spend on a full verification.
Discuss your matter with us.
Articles can only go so far. Every legal matter has its own facts. Reach out for a confidential consultation.