A bank's legal opinion on a Karnataka property is only as good as the documents in the file, and the panel advocate works from a checklist, not from goodwill. For agricultural land the core is the signed RTC, the mutation extracts and a 13- or 30-year EC; for a converted plot or a house it is the NA order, the layout approval, the khata and the same EC. Most rejections are for a version the bank will not accept — an unsigned RTC, a short EC, a draft e-Khata — rather than for a defect in title.
Below is the full list grouped by property type, with the portal each document comes from and the form the bank wants. Get the signed versions the first time; the unsigned view-only printouts that satisfy a buyer's curiosity do not satisfy a lender.
For every property: title and encumbrance
| Document | From | Version the bank accepts |
|---|---|---|
| Current sale deed (the seller's title deed) | Original with the seller; certified copy from Kaveri | Original at disbursement; certified copy for the opinion |
| Previous title deeds (parent documents) | Kaveri certified copies | Certified copies covering 13 years minimum, often 30 |
| Encumbrance Certificate | Kaveri Online | Signed Form 15/16 for the full period; a Nil EC must match the property description exactly |
| Latest tax-paid receipt | Local body / Panchayat | Current year, no arrears |
| Identity, address and income proof of the borrower | — | Per the bank's KYC list |
Agricultural land
| Document | From | Notes |
|---|---|---|
| Signed RTC (i-RTC), current year | Bhoomi i-Wallet | Unsigned Bhoomi printouts are rejected; banks often want a copy under 30 days old |
| Old-year RTCs | Bhoomi i-Wallet | To show the chain of holders alongside the EC |
| Mutation (MR) extracts for each change of holder | Bhoomi | The MR named in column 7 of the RTC, and earlier ones |
| Akarband | SSLR via Bhoomi / retrieval | Extent and classification; the bank checks it against the RTC |
| Village map and Tippan / survey sketch | SSLR | Location and boundaries; 11E sketch if a part of the survey is the security |
| Land revenue paid receipt | Nadakacheri | Current |
| Form 16 / no-dues from the PACS or previous bank | Society / bank | Where a crop loan existed |
| PTCL / grant-land clearance | Tahsildar | Only if column 10 of the RTC shows a grant; most banks will not lend against PTCL land at all |
Converted plot or site
| Document | From | Notes |
|---|---|---|
| NA conversion order for the parent survey | Deputy Commissioner / Land Conversion portal | Plus the RTC of the parent survey showing converted status |
| Approved layout plan with the site marked | Planning authority (BDA / BUDA / MUDA / town planning) | Or the regularisation order |
| Khata: Form 9 (panchayat) or Form A e-Khata (ULB / BBMP) | e-Swathu / e-Aasthi | Form 11B or a B-khata is a decline at most banks; a draft e-Khata is not accepted |
| Betterment charge receipt | Local body | Where the layout was formed by a development authority |
| Sanctioned building plan, if building | Local body | Required for a construction loan |
House or flat
- Everything under "converted plot" for the land, plus the sanctioned building plan and the completion or occupancy certificate
- For a flat: the builder's title documents, the joint development agreement if any, the K-RERA registration and the allotment/agreement to sell
- Khata in the seller's name (final e-Khata in Bengaluru) and property tax receipts
- Society / association NOC where applicable
How to assemble the file
- 1Ask the bank for its written checklist for the property type; the panel advocate's list varies between lenders.
- 2Get the signed RTC and old-year RTCs through i-Wallet, and the MR extracts for every mutation in the chain, from Bhoomi.
- 3Get the 13- or 30-year EC from Kaveri at the correct SRO, with the property described exactly as in the last deed.
- 4Order certified copies of every deed in the chain the EC lists, from Kaveri.
- 5For a site or house, collect the NA order, layout approval, betterment receipt and the khata from the local body or e-Aasthi / e-Swathu.
- 6Add the survey documents — Akarband, village map, sketch — and the tax receipts.
- 7Hand the bank one indexed set; keep a scanned copy of everything. Reply to the advocate's queries within days, not weeks — files that go quiet get closed.
Why loan files get rejected
- Unsigned RTC or an RTC older than the bank's freshness rule.
- EC shorter than the period asked for, or a Nil EC because the search description did not match the deed.
- A gap in the chain: a mutation with no deed behind it, or a deed with no mutation after it.
- Column 10 shows a grant or PTCL entry.
- Khata in B register, Form 11B, or a draft e-Khata.
- Extent on the deed differs from the RTC or the Akarband.
- Seller's name differs across documents with no affidavit or rectification deed.
Frequently asked questions
Do banks accept the free RTC from Bhoomi?
No. Banks require the digitally signed i-RTC obtained through i-Wallet, and many want it issued within the last 30 days.
How many years of EC do banks ask for?
Most ask for 13 years; several public-sector banks and all larger loans want 30. The EC must be the signed Form 15 or 16 from Kaveri.
Can I get a loan on agricultural land in Karnataka?
Yes, for agricultural purposes and from lenders that finance farmland. For a plot loan or home loan, the land must be converted (NA order) and have a khata.
Will a bank lend on a B-khata site?
Mainstream banks generally decline. Some lenders finance B-khata at worse terms; an A-khata or a documented conversion path is what most require.
What is a "parent document" in a bank checklist?
The earlier title deeds in the chain — how the seller's seller acquired the property, and so on back 13 or 30 years. They are ordered as certified copies from Kaveri using the document numbers on the EC.
Can Anashwar prepare the bank document set?
Yes. The loan documents pack retrieves the signed RTC, MR extracts, EC, certified copies and survey documents for one property and delivers them together, in the versions banks accept.
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This guide is general information about Karnataka land records, not legal advice. Records, fees and procedures change. Verify the current position for your specific property with the relevant department before acting on anything here.