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Most property problems in Bangalore are visible in the papers long before they show up in real life. A missing conversion order, an Encumbrance Certificate with an old loan still on it, or a building without an Occupancy Certificate can all cost you a home loan, a clean registration or years of follow-up. This checklist covers the documents required to buy a flat in Bangalore, what each one proves, where to get it, and how the list differs for a new project and a resale flat.
Use it as a working list with your lawyer and your bank. Banks run their own legal check before sanctioning a loan, and the two together catch most issues.
Ownership and title documents
These prove the seller, or the developer and landowner, actually own what they are selling.
Title deed and mother deed
The title deed is the registered sale deed in the current owner's name. The mother deed is the older document that traces how ownership passed down over the years. Ask for the chain of title for at least 30 years where possible, with every link registered. For a new apartment, this means the landowner's title to the land, plus the agreement that lets the developer build on it.
Encumbrance Certificate (EC)
The EC lists every registered transaction on the property for the period you ask for: sales, mortgages, gifts, releases. It shows whether there is a loan or other charge still attached. Get it for the same 30-year period as the title chain. Records from 2004 onwards can be applied for online on the Kaveri 2.0 portal; older periods need a manual EC from the sub-registrar office.
Land conversion order
If the land was originally agricultural, there must be a conversion order permitting residential use, issued by the Deputy Commissioner's office. Without it, the property cannot get an approved plan or an A-Khata.
Approvals and certificates for the building
Approved building plan
The building plan must be sanctioned by the right authority: the city corporation under the Greater Bengaluru Authority (GBA, which replaced BBMP in 2025), BDA, BMRDA or the local planning authority, depending on where the project is. Compare the sanctioned plan with the actual building. Extra floors or a different layout than approved are a serious red flag.
Commencement Certificate (CC)
The CC confirms the developer was allowed to start construction as per the approved plan. For an under-construction project, this is one of the first things to see.
Occupancy Certificate (OC)
The OC confirms the finished building matches the approved plan and is fit to live in. In Bangalore it matters for practical reasons too: permanent water and electricity connections, A-Khata for individual flats, and loans on resale all lean on it. Never take possession of a "ready" flat without seeing the OC, or at least a clear written timeline backed by RERA disclosures.
No Objection Certificates (NOCs)
Depending on the project's size and height, NOCs may be needed from several bodies. The common ones are:
- BWSSB for water and sewage connections
- BESCOM for electricity
- Karnataka Fire and Emergency Services, for high-rise buildings
- Airports Authority of India height clearance, especially near HAL and the Kempegowda Airport flight paths
- Environmental clearance from the state authority (SEIAA) for large projects
- Karnataka State Pollution Control Board consent
You do not need to memorise these. Ask the developer for the full list of approvals and check that the RERA page for the project shows the same documents.
RERA registration and builder documents for new projects
Under RERA, most residential projects in Bangalore, broadly those on more than 500 sq m of land or with more than eight units, must be registered with RERA Karnataka before they are advertised or sold.
- RERA registration number: Look it up on the RERA Karnataka website. The project page shows approvals, the promised completion date, quarterly progress updates and any complaints.
- Joint Development Agreement (JDA): If the developer is building on someone else's land, the JDA shows how the flats are shared and whether the developer has the right to sell your flat.
- Allotment letter and payment schedule: These record your unit number, area, price and when each payment is due.
- Agreement for sale: The main contract with the developer. Read the carpet area, possession date, delay penalties, specifications and what happens if either side cancels. Under RERA, the developer cannot take more than 10% of the price before this agreement is signed and registered.
- Bank NOC: If the project has a construction loan, ask for confirmation that your flat is free to be sold to you.
- Possession letter and sale deed: Issued at handover. The sale deed is what transfers ownership to you.
Khata, tax and utility records
- e-Khata: Since 2025, an e-Khata from the e-Aasthi system is needed to register a sale within GBA limits. Check that it is a final e-Khata in the A-register, and in the seller's name.
- Property tax receipts: Ask for receipts for the last several years. Unpaid tax becomes your problem once you own the flat.
- Electricity and water bills: Recent BESCOM and BWSSB bills confirm the connections are permanent and paid up.
If you are unsure what A-Khata and B-Khata mean, read our separate guide on khata types before going further. It has a big effect on your loan eligibility.
Documents required to buy a flat in Bangalore: new vs resale
New or under-construction flat
- Land title chain, mother deed and EC for the land
- Land conversion order
- JDA, if applicable
- Approved plan and Commencement Certificate
- RERA registration and the project's RERA page
- NOCs relevant to the project
- Allotment letter, agreement for sale and payment schedule
- Occupancy Certificate and individual flat khata, at completion
Resale flat
- Current sale deed in the seller's name, and earlier deeds in the chain
- EC for 30 years, showing any old loan as closed
- Original approved plan and Occupancy Certificate for the building
- Final A-Khata e-Khata in the seller's name
- Property tax receipts and latest utility bills
- No-dues letter from the apartment owners' association
- If the seller had a home loan: the bank's loan closure letter and return of original documents
- Power of attorney, if anyone is signing for the seller, checked carefully
- Seller's PAN and Aadhaar, and yours, for registration and TDS
Simple order of checks before you pay
- Collect copies of everything on the list above before paying a token amount, or make the token refundable if documents are incomplete.
- Check the project on RERA Karnataka and the EC on Kaveri 2.0 yourself.
- Have a property lawyer give a written title opinion.
- Apply for your home loan early; the bank's legal team will flag anything they are not comfortable with.
- Visit the site and compare what you see with the approved plan.
- Only then sign the agreement for sale and pay beyond the token.
Frequently Asked Questions
How many years of EC do I need when buying a flat in Bangalore?
Lawyers and banks usually ask for 30 years, though some accept 13 to 15 years for newer properties. More is safer, because it covers the full title chain.
Can I buy a flat without an Occupancy Certificate?
You can, but it is risky. You may struggle with permanent utility connections, khata and loans, and the building may have deviations from the plan.
Is a mother deed compulsory?
Yes, for a clean title check. If the original mother deed is lost, the seller needs to provide certified copies and, ideally, a public notice and lawyer's explanation.
Who keeps the original documents after purchase?
If you take a home loan, the bank holds the originals until the loan is closed. Keep certified copies and scanned versions with you.
Do I need the khata transferred after buying?
Yes. After registration, apply to transfer the khata into your name through the e-Aasthi system so that property tax and future dealings are in your name.
A checklist only helps if someone actually goes through it line by line. Skyros Estates helps buyers shortlist homes, arrange site visits and do a first round of document checks before the lawyer and bank step in.
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