Registering the sale deed at the sub-registrar makes you the owner. It does not change the khata. The khata is the local body's tax and civic record — BBMP in Bengaluru, the city corporation or municipal council in other towns, the gram panchayat in villages — and until it is transferred, property tax demands, building-plan approvals and the next sale all still carry the previous owner's name.
Khata transfer is a separate application to that local body, filed after registration, with the deed, the encumbrance certificate and the tax receipts. It is routine when the property's formation is in order, and it stalls for exactly three reasons: tax arrears, a B-khata, or a mismatch between the deed and the khata. This guide covers where to apply, what to carry, what it costs and how long it takes.
What a khata transfer actually changes
The khata is not a title document. It records who the local body holds responsible for property tax on a specific property, along with the property's measurements, the assessment and its khata type (A or B). Transferring it moves that responsibility — and the civic entitlements that go with it, such as a building licence and a water or electricity connection in your name — to the new owner.
Ownership itself comes from the registered deed and is evidenced by the Encumbrance Certificate on Kaveri. A khata in your name without a registered deed proves nothing; a registered deed without a khata transfer leaves you paying the previous owner's tax demand and unable to get a plan sanctioned.
For agricultural land the equivalent step is mutation on Bhoomi, not khata transfer. If your RTC shows the land as agricultural, see the mutation guide instead.
Who you apply to
| Property is in | Apply to | Record issued |
|---|---|---|
| Bengaluru (BBMP / GBA limits) | BBMP e-Aasthi portal, online | Final e-Khata (Form A or B) |
| Any other city corporation, CMC, TMC or town panchayat | e-Aasthi portal or the ULB revenue section | e-Khata |
| A village (gram panchayat limits) | Gram Panchayat office; reflected in e-Swathu | Form 9 (or Form 11B) in the new name |
The deciding fact is which local body collects the property tax today. The most recent tax receipt names it. If the property has never been assessed by any local body, there is no khata to transfer — you are applying for a new khata, which is a different and slower process.
Documents required for khata transfer
- Registered sale deed (or gift, partition, release or will with probate / succession certificate for inheritance) — the department's certified copy, not a photocopy of your original
- Encumbrance Certificate from Kaveri covering the period from the previous khata holder's purchase to today
- Latest property tax paid receipt, with no arrears
- Previous owner's khata extract and khata certificate (or the existing e-Khata / Form 9)
- Betterment charge / improvement fee receipt, where the layout was formed by BDA, BMRDA or a planning authority
- Conversion (NA) order and approved layout plan, when the local body asks for formation proof
- Identity and address proof of the applicant, a passport photograph, and the application form with the transfer fee
Get the EC first. Nearly every transfer that is returned is returned because the EC period is too short or the property description on the EC does not match the deed. Match the description on the deed exactly — site number, layout name, survey number — when you search.
How to apply for khata transfer (BBMP e-Aasthi and other ULBs)
- 1Clear property tax arrears in the previous owner's name and download the paid receipt. Arrears block the application at submission.
- 2Get the Encumbrance Certificate from Kaveri Online for the full period since the previous owner acquired the property.
- 3Log in to the e-Aasthi portal (bbmpeaasthi.karnataka.gov.in in Bengaluru, eaasthi.karnataka.gov.in elsewhere) with your mobile number and OTP, and locate the property by PID or the previous owner's name.
- 4Choose khata transfer / mutation, enter the new owner's details as they appear on the deed, and upload the deed, EC, tax receipt, photograph and identity proof.
- 5Pay the transfer fee online and note the application number.
- 6The revenue officer verifies the documents against Kaveri and the tax register; some ULBs still call for the originals or a site visit. Track the application on the dashboard.
- 7On approval, download the e-Khata in the new name and pay the next tax demand in that name to close the loop.
In a gram panchayat the same application is made on paper at the panchayat office with the same set of documents; the PDO updates e-Swathu and issues a fresh Form 9 (or 11B) in the buyer's name.
Fees and timeline
The transfer fee is set by each local body and is calculated as a percentage of the stamp duty paid on the deed — commonly 2 % — plus a nominal application charge. The e-Aasthi portal shows the exact amount before payment; do not rely on figures quoted by agents.
With complete documents and no arrears, a BBMP transfer is typically approved within a few weeks; smaller ULBs and gram panchayats vary from days to a couple of months depending on the officer's workload. Anything longer usually means the file has a defect that nobody has told you about — check the status and the remarks column.
Why khata transfers stall, and what to do
| Symptom | Cause | Fix |
|---|---|---|
| Application not accepted | Tax arrears on the property | Pay the arrears in the previous owner's name; the receipt is a required upload |
| Returned: "property in B register" | The property has a B-khata | A B-khata transfers as a B-khata. Conversion to A is a separate process (see the B-to-A guide) |
| Returned: "EC does not cover period" | EC shorter than the previous holding | Re-apply with an EC from the previous owner's purchase date |
| Returned: "description mismatch" | Site or survey number differs between deed and khata | Get the previous khata extract and the deed compared; a rectification deed may be needed |
| Approved but tax still in old name | Tax register not synced | Raise it at the ULB revenue counter with the new e-Khata; pay the next demand in your name |
Frequently asked questions
Is khata transfer mandatory after buying a property?
Legally the deed makes you the owner without it, but practically yes: property tax, building plan approval, utility connections and the next sale all require the khata in the current owner's name, and banks ask for it before disbursing a loan.
How long does khata transfer take in Karnataka?
A few weeks in BBMP when documents are complete and there are no arrears; from days to about two months at other ULBs and gram panchayats. Delays beyond that almost always mean a defect in the file.
What is the khata transfer fee?
Each local body fixes it, usually as about 2 % of the stamp duty paid on the sale deed plus a small application fee. The e-Aasthi portal shows the exact figure before you pay.
Can I transfer a B-khata?
Yes, a B-khata transfers to the buyer as a B-khata. It does not become an A-khata by transfer; that needs regularisation or conversion and a separate application.
Can khata transfer be done without the seller?
Yes. The application is by the new owner on the strength of the registered deed. The seller's presence is not required, but the seller's tax arrears must be cleared first.
Is khata transfer the same as mutation?
Same idea, different registers. Mutation is the Bhoomi (RTC) entry for agricultural land; khata transfer is the local body's entry for non-agricultural property. ULBs sometimes label the khata transfer application "mutation" as well.
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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.