Transaction & Liability History
Shows every registered transaction on the property — loans, mortgages, and disputes since 2004.
In Kannada: ಋಣಭಾರ ಪ್ರಮಾಣಪತ್ರ·Also known as: EC Karnataka · Kaveri EC · Encumbrance Certificate online · Form 15 · Form 16
Issued by the Sub-Registrar's office and available digitally through Kaveri Online Services, the EC records every registered transaction on a property since 2004.
Never purchase property without a clean EC for the past 15–30 years. If a property has an unpaid loan, that loan appears here. It is the single most critical document for a buyer.
Step by step
Open Kaveri Online Services at kaverionline.karnataka.gov.in and register or log in as a citizen user.
From the services menu choose Encumbrance Certificate, then EC Search.
Enter the district, taluk, village or SRO, and the survey number or property identifier.
Set the search period. For a purchase, search at least the last 15 years; 30 years is safer.
View the free information copy after OTP verification, or tick the digitally signed option and pay the fee for a legally valid certificate.
Anashwar Docs runs this sequence for you against the government portal and returns the PDF in 10–20 min. Open the document portal.
What goes wrong
Online records generally begin at April 2004. Anything older needs a manual search at the Sub-Registrar office — and pre-2004 is exactly where most title defects hide.
A Nil EC (Form 16) does not mean the property is clean. It means nothing was registered in that window at that SRO. Widen the period and check adjacent SROs.
The EC lists only registered transactions. Unregistered agreements to sell, oral partitions, court attachments and tax dues do not appear.
Property descriptions vary between deeds. If the survey number was renumbered after a re-survey, a search on the current number can silently miss earlier entries.
The free information copy is watermarked and not accepted by banks. Only the digitally signed copy is.
Stuck right now
Symptoms we hit running this retrieval against the government portal, and what each one means.
| Symptom | What it means and what to do |
|---|---|
| Nil EC returned (Form 16) | Not a clean chit. Widen the search period and confirm you searched the correct Sub-Registrar office for the property location. |
| Nothing before 2004 | Expected — Kaveri holds digitised records from around April 2004. Earlier periods need a manual register search at the SRO. |
| Property description does not match | The survey number may have been renumbered at re-survey, or you searched an adjoining parcel. Verify the identifier against the current RTC. |
| Mortgage shows with no release | The charge is very likely still live. Ask for the registered release deed and find it yourself on the EC before completing. |
| Free copy rejected by the bank | The information copy is watermarked and not legally valid. Apply for the digitally signed certified copy and allow processing days. |
| Chain jumps from one owner to another | A transfer was never registered, or it happened by inheritance or partition. Read the Mutation Register alongside. |
Not enough on its own
No single Karnataka record proves title. Ownership is established by reading the revenue records, the registration record and the survey record together — a gap between any two of them is the thing worth finding before you pay.
Primary land ownership record — confirms who owns the land, land type, area, and tenancy.
Traces every ownership change — sale, inheritance, partition, court order — from earliest records to today.
Upload your documents — AI generates a 20–30 page ownership chain, encumbrance analysis, and risk report.
FAQ
The EC lists every registered transaction on a property — sale deeds, mortgage deeds, gift deeds and release deeds. If there is an unpaid bank loan registered against the property, it appears here.
Form 15 is issued when registered transactions exist in the period searched. Form 16, a "Nil EC", is issued when no registered transactions were found. A Nil EC is not a clean chit — it only covers the period and office you searched.
At minimum 15 years. For any significant purchase, 30 years is the standard due-diligence window because it covers the limitation period for most adverse claims.
Not through the online portal. Kaveri holds digitised records from roughly April 2004. Earlier periods require a manual search of the register at the relevant Sub-Registrar office.
In depth
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Everyone tells you to get an EC. Almost nobody tells you that a clean EC is not a clean title — and that the years it does not cover are exactly where the problems live.
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Primary land ownership record — confirms who owns the land, land type, area, and tenancy.
ReadTraces every ownership change — sale, inheritance, partition, court order — from earliest records to today.
ReadUpload your documents — AI generates a 20–30 page ownership chain, encumbrance analysis, and risk report.
ReadAnashwar Docs
Enter the survey number. We fetch it from Kaveri Online and return the official PDF in 10–20 min.