Ask a Bengaluru property broker about a flat and you will soon hear the word khata. Buyers who are new to the city often assume it is the same thing as the title deed, or that it is a minor formality handled after the sale. Neither view is correct. The khata is a record kept by the city’s civic body for property tax and administrative purposes, and the type of khata attached to a property can affect how easily you can sell it, borrow against it or get a loan to buy it.
This guide explains the main khata types, what each one means for a budget buyer and the checks that should come before you pay. It is general information, not legal advice on any specific property. For a flat you are seriously considering, have the documents reviewed by a qualified lawyer and confirm the current position with the civic body.
What a khata is and what it is not
A khata is an entry in the civic body’s records that identifies a property, its owner and the property tax assessed on it. The khata certificate, sometimes called a khata extract, is the document that shows this information. It tells the city who is paying property tax on the site or building, and it is used in many administrative processes, including tax payments and transfers.
A khata is not proof of ownership. Ownership comes from the chain of registered sale deeds and related documents, which show how the property passed from one person to the next. A khata can be in the seller’s name while the title chain has a gap, and a clean title can sit alongside a khata that needs correction. Treat them as two separate checks that both have to pass.
A khata: the standard category for most buyers
In broad terms, A khata is the category linked to properties where the building or site has approved plans and the civic records reflect that approval. For a buyer, this is generally the most comfortable position. It suggests that the construction was sanctioned and that the property sits within the approved system for tax and records.
Many lenders prefer or require A khata before they will finance a purchase, and resale demand is typically stronger for it. When you come to sell, a buyer and their lender will usually ask for the same documents you provided, so a clean A khata makes the exit path easier. Even so, you must still verify the title, the approvals and the tax payment history, because an A khata does not cover every possible defect.
Apartment buyers should also understand how the khata is organised in their building. In many cases each flat has its own khata certificate, while the land and common areas are linked to a parent record for the whole project. Ask the developer or the society to show you how your unit’s khata connects to the building, and check that the share of land and the common area you are paying for appear correctly in the paperwork.
B khata: what the category means and why it needs care
B khata is generally associated with properties where the building plan was not approved in the way the rules require, or where the site was built without the full sanction at the time. The civic records may still show the owner and the tax, but the property does not carry the same level of approval as an A khata. Many B khata properties were built in layouts or on plots that were not regularised when construction began.
For a buyer, the main risk is that the property may face restrictions on borrowing, a weaker resale market and possible action for unauthorised construction. Some lenders will not finance a B khata flat, while others will lend only under strict conditions. Even when a bank is willing, the loan amount and interest rate may be less favourable. Before you proceed, ask the seller and your lawyer to explain exactly what the B khata status means for this particular property.
Comparing A and B khata side by side
The table below summarises the practical differences. It is a broad guide, and the details depend on the property, the local rules and the stage of any regularisation work.
| Feature | A khata | B khata |
|---|---|---|
| Usual basis | Approved plan and sanctioned construction | Missing or incomplete approval at the time of building |
| Home loan comfort | Generally good, with the widest lender choice | Limited, and often conditional or unavailable |
| Resale demand | Broader pool of buyers and lenders | Narrower pool, often at a discount |
| Conversion route | Not usually needed | May be possible through regularisation, if the rules allow |
| Buyer risk | Lower, but title checks are still essential | Higher, needing legal and approval checks before payment |
Converting or regularising a B khata
In some cases, a B khata can be converted to an A khata after the owner takes steps to regularise the building or site. These steps can involve paying penalties or fees, submitting revised plans and meeting conditions set by the civic body. The process depends on the type of violation, the age of the building and the policy in force at the time. It is not automatic, and it can take a long time.
If the seller says a B khata will be converted before the sale, do not rely on that promise alone. Ask for the application number, the status of the file and the expected decision date. Make the sale conditional on the conversion, or agree a price adjustment that reflects the risk, and have your lawyer draft those terms clearly in the agreement.
E-khata and online records
Bengaluru has moved many khata services online, including the issue of electronic khata records. The online system can make it easier to check the owner’s name, the property details and the tax status. It can also make errors visible, so compare the record with the sale deed and with your own property tax receipts.
Do not assume that an online record is complete. Some older properties still have manual entries, and records may need correction before a transfer can go through. Ask the seller for the original khata certificate, the latest tax receipt and the online record printout, and check that all three match on owner name, survey or site number and address. If you find a mismatch, do not assume it is a clerical error that will fix itself. Ask the seller to start the correction process before the sale, and make the correction a condition in the agreement. A corrected record is much easier to deal with now than after the money has changed hands.
Khata and title: the documents that prove ownership
Title is established through a chain of registered documents. For a resale flat, the core papers usually include the sale deed, earlier conveyance documents and the encumbrance certificate, which shows whether any loan or claim is registered against the property. For a new flat, the agreement, the developer’s title documents and the approvals for the building are the key items.
The khata sits alongside these documents. It supports the picture but does not replace them. If the sale deed names one person, the khata shows another and the encumbrance certificate shows an unpaid loan, you have three separate problems to solve before you pay. Your lawyer should review all of them together.
A checklist before you pay anything
Use this list as a starting point. Each item should be checked against the original document, not a photocopy shared by the seller.
- Confirm the khata type and certificate number, and check that the owner’s name matches the sale agreement.
- Compare the survey or site number, the address and the area on the khata with the title documents.
- Ask for the latest property tax receipts and confirm there are no unpaid dues.
- Check the encumbrance certificate for any registered loan, charge or claim.
- For a B khata, ask for the regularisation file, the penalty status and the conversion timeline.
- Confirm with your lender whether the khata type is acceptable for the loan you need.
What changes after you buy
After the sale is registered, the khata should be transferred to your name. Keep the registered deed, the transfer application and the updated khata certificate together with your other property papers. Update the property tax account in your name and keep receipts for every payment. A delayed transfer can cause problems later, such as difficulty proving ownership when you apply for a loan or sell the flat. Set a reminder to check the khata record about three months after registration, and again each year when the property tax falls due. Many buyers only discover a pending transfer when they try to sell, which can delay the sale and weaken their bargaining position.
Also keep a record of the property tax assessment for your unit. Changes in the assessment can follow renovations, a change of use or a revision to the valuation rules. If you notice a sudden jump in the bill, ask the civic body for the reason in writing and keep the reply with your file.
If you bought a B khata property, keep the regularisation papers and any correspondence with the civic body. These records will matter if the status changes or if you need to show that the property was handled properly at purchase.
Frequently Asked Questions
Is a khata the same as a title deed?
No. The khata is a civic record for property tax and administration. The title deed and the chain of registered documents prove ownership. Both should be checked before you buy.
Can I get a home loan for a B khata flat?
Sometimes, but not always. Many lenders are cautious about B khata properties and may refuse the loan or set strict conditions. Ask your lender before you commit to the purchase.
Does a khata change when I buy a flat?
It should be updated in your name after the registration is complete. Keep the registered deed and the updated certificate together, and check that the property tax account has been moved to you.
Who should check the khata before I pay?
A qualified lawyer should review the khata alongside the title documents, the encumbrance certificate and the approvals. You should also check the original documents yourself, rather than relying only on the broker’s summary.
Is an A khata always safe?
It is generally the more comfortable category, but it is not a guarantee. You still need to check the title chain, the approvals, the tax history and any registered claims before paying the purchase price.
Reading the khata with a clear head
The khata matters, but it is one part of a larger picture. Treat it as a signal to investigate rather than a box to tick. Confirm the category, check the owner’s name, compare the records and confirm how any B khata status will be handled. A careful review at this stage can save a great deal of trouble after you have moved in.
