Property Verification Checklist in Bangalore

A complete guide to safe real estate transactions

Buying property in Bangalore can be a rewarding investment — but only if the legal and technical due diligence is done correctly. With rapid urban expansion, plotted developments, and apartment projects emerging across the city, verifying property documents verification is essential to avoid fraud, litigation, or future disputes.

This checklist will help homebuyers, investors, and first-time purchasers verify property authenticity before finalizing a transaction.

✅ Why Property Verification Is Important

• Prevents legal disputes and ownership conflicts

• Ensures clear and marketable title

• Protects against fraudulent layouts & illegal developments

• Helps secure bank loans smoothly

• Safeguards long-term investment value

🏡 1. Title Verification & Ownership History

✔ Verify the Mother Deed / Parent Documents (last 30–40 years)

✔ Ensure the seller has clear ownership rights

✔ Check for inheritance claims or joint ownership

✔ Confirm property is free from disputes

👉 Always consult a property lawyer for title scrutiny.

📜 2. Encumbrance Certificate (EC)

Issued by the Sub-Registrar Office, the EC confirms whether the property has financial or legal liabilities.

✔ Apply for EC for minimum 13–30 years

✔ Ensure no loans, charges, or litigation entries

✔ Verify seller name matches title records

🏢 3. Land Use & Zoning Compliance

Check whether the property is approved for residential use.

✔ Confirm zoning under the Bangalore Development Authority / local planning authority

✔ Verify conversion certificate (DC Conversion) for agricultural land

✔ Ensure the land is not classified as Green Belt

🧾 4. Khata Certificate & Khata Extract

Khata proves property registration in municipal records.

✔ A Khata – legally compliant properties

✔ B Khata – irregular or non-compliant properties

✔ Ensure property taxes are paid up to date

Issued by Bruhat Bengaluru Mahanagara Palike (BBMP).

📍 5. Layout & Building Plan Approval

For plots or apartments:

✔ Verify layout approval by planning authority

✔ Check building plan sanction

✔ Confirm adherence to FAR & setback rules

✔ Obtain Occupancy Certificate (OC) & Completion Certificate (CC) for apartments

🏦 6. Check Loans & Bank Approvals

✔ Confirm property is approved by leading banks

✔ Verify no pending mortgage

✔ Request a loan closure/NOC if previously financed

Bank-approved projects generally undergo preliminary legal scrutiny.

⚖️ 7. RERA Registration (for New Projects)

Projects must be registered with Karnataka RERA.

✔ Verify project registration number

✔ Check builder track record & litigation status

✔ Review completion timeline & approvals

👉 Visit: https://rera.karnataka.gov.in

🧱 8. Utility & Access Verification

✔ Road access and right of way

✔ Water & electricity connections

✔ Sewage and drainage provisions

✔ Civic infrastructure availability

📑 9. Property Tax & Dues Clearance

✔ Verify latest property tax receipts

✔ Ensure no arrears pending

✔ Check utility bill clearances

⚠️ 10. Check for Legal Disputes & Litigation

✔ Verify court cases through legal search

✔ Confirm property is not under acquisition or government reservation

✔ Check public notices in newspapers

🔎 Bonus Checks for Apartment Buyers

✔ Builder occupancy certificate & fire safety clearance

✔ Undivided Share (UDS) details in land

✔ Association formation & maintenance charges

✔ Common amenities & parking allocation clarity

🚩 Common Red Flags to Watch

❌ Seller insisting on cash transactions

❌ Price significantly below market rate

❌ Missing original documents

❌ Layout not approved by authorities

❌ B Khata without regularization pathway

👨‍⚖️ Professional Tip

Always engage:

• A property lawyer for legal scrutiny

• A licensed surveyor for boundary verification

• A bank legal team if availing home loan

✅ Conclusion

A thorough property verification process ensures your purchase in Bangalore is legally secure and financially sound. Spending time on due diligence today can prevent costly legal complications tomorrow.

Whether you’re buying a plot, villa, or apartment, following this checklist will help you make a confident and safe real estate investment.

❗ Disclaimer

This article is for informational purposes only and does not constitute legal advice. Property laws, zoning regulations, and documentation requirements may change. Buyers are advised to consult qualified legal professionals and verify records with relevant authorities before completing any property transaction.

🔍 FAQ

Q1. What is the most important document to verify?The Mother Deed and clear title history are crucial to confirm legal ownership.

Q2. Can I buy a B Khata property?

Yes, but banks may not approve loans and resale value can be affected.

Q3. How many years of EC should I check?

Ideally 30 years to ensure clear ownership and liability history.

Q4. Is RERA mandatory for all projects?

Yes, for most new residential projects above prescribed size limits.

Q5. Should I hire a lawyer for verification?

Absolutely. Legal scrutiny protects you from future disputes.