Karnataka Property Glossary

A property assessment record maintained by BBMP (or the relevant urban local body) in the A-Register, indicating that the property is in an approved layout with a sanctioned building plan. A-Khata is required for building permits, utility connections, and bank loan approvals in Bengaluru.

A 12-digit unique identity number issued by the UIDAI (Unique Identification Authority of India). In property transactions, Aadhaar is used for identity verification at the Sub-Registrar Office. DeedSure stores Aadhaar references only as SHA-256 hashes with organisation-specific salts, never in plaintext.

A property assessment record in the B-Register, indicating the property is in an unapproved or revenue layout. B-Khata properties may face restrictions on building plan approvals and bank financing. BBMP assesses property tax on B-Khata properties, but tax payment does not confer layout approval.

Bangalore Development Authority — the statutory body responsible for planned development of Bengaluru. BDA approves residential layouts, commercial zones, and infrastructure projects. Properties in BDA-approved layouts are eligible for A-Khata.

Bruhat Bengaluru Mahanagara Palike — the municipal corporation governing Greater Bengaluru. BBMP is responsible for property tax assessment (Khata), building plan sanctions, and civic infrastructure within its jurisdiction.

The computerised land records system of Karnataka, accessible at landrecords.karnataka.gov.in. Bhoomi provides online access to Records of Rights, Tenancy and Crops (RTC/Pahani), mutation status, and land ownership details for all districts in Karnataka.

The sequential record of all ownership transfers of a property from the earliest available deed to the current owner. A complete, unbroken chain of title is essential for establishing clear ownership. Each link in the chain must show the buyer of one deed as the seller of the next.

The monetary value (price) stated in a property transaction deed. Stamp duty is calculated on the consideration amount or the government guidance value, whichever is higher. Under-stating consideration to reduce stamp duty is an offence under the Karnataka Stamp Act.

An order issued by the Deputy Commissioner under Section 95 of the Karnataka Land Revenue Act, 1964, permitting the use of agricultural land for non-agricultural purposes. Without a conversion order, constructing buildings or using agricultural land for residential or commercial purposes is illegal.

A registered legal instrument that transfers ownership of immovable property from one party to another. In apartment transactions, the conveyance deed transfers the undivided share of land and the specific unit from the developer to the buyer.

Deputy Commissioner — the senior-most district-level administrative officer in Karnataka. The DC has authority over land conversion orders, land acquisition, and certain revenue disputes. The DC also serves as the District Registrar for property registration purposes.

The digital property management system of BBMP for managing urban property records, tax assessment, and Khata issuance. E-Aasthi aims to digitise all BBMP property records and enable online Khata transfers.

The digitally issued version of the Khata certificate and extract, available through the BBMP/GBA online portal. E-Khata carries a digital signature and QR code for verification. It costs ₹125 to issue. Note: E-Khata does not change the underlying A or B classification.

An official extract from the registration records of the Sub-Registrar, listing all registered transactions against a property for a specified period. Issued under Section 57 of the Registration Act, 1908, in either Form 15 (encumbrances found) or Form 16 (nil encumbrance).

The date on which a document is signed by the executant. Under Section 47 of the Registration Act, 1908, a registered document takes effect from the date of its execution, not its registration. DeedSure uses execution date for chain ordering, which is a legally critical distinction.

The person who signs and executes a legal document. In a sale deed, the executant is the seller. In a mortgage deed, the executant is the borrower (mortgagor). The executant in one deed must match the claimant (recipient) in the preceding deed for chain continuity.

The area or measurement of a property. In Karnataka, extent is commonly expressed in acres and guntas for agricultural land (1 acre = 40 guntas = 43,560 sqft), and in square feet or square metres for urban property. DeedSure stores both the source unit and the standardised unit for cross-referencing.

The Encumbrance Certificate form issued when registered transactions (encumbrances) exist against a property during the search period. Form 15 lists all entries chronologically with details of each transaction.

The Nil Encumbrance Certificate form issued when no registered transactions are found against a property during the search period. A Form 16 for 30 years is the strongest indication of a clean record, but must be cross-verified with title deeds.

Greater Bengaluru Authority — the proposed unified authority for the Bengaluru metropolitan region, intended to replace or consolidate functions of BBMP, BDA, and other agencies for integrated urban governance.

A registered instrument by which a property owner transfers ownership to another person without monetary consideration (as a gift). Under Section 122 of the Transfer of Property Act, the gift must be accepted by the donee during the donor's lifetime. In Karnataka, gifts to lineal family (spouse, parent, child) attract a concessional ₹1,000 fixed stamp duty (Article 28(b)); gifts to non-family attract the same slab rates as sale deeds (2/3/5%).

A legal instrument authorising one person (the agent/attorney) to act on behalf of another (the principal) for specified purposes. Following the Suraj Lamp judgment (delivered 11 October 2011, reported at (2012) 1 SCC 656), the Supreme Court held that a GPA cannot be used as a substitute for a registered sale deed to transfer immovable property.

Village settlement land set apart for residential purposes in a revenue village. Gramathana sites have a distinct classification in revenue records and are typically governed by the Karnataka Land Revenue Act. Properties in gramathana areas that were absorbed into BBMP limits often have B-Khata classification.

The minimum property value set by the Karnataka Department of Stamps and Registration for each locality, used as the base for stamp duty calculation. Stamp duty is charged on the guidance value or the actual consideration, whichever is higher. Also called circle rate or market value.

A traditional unit of land measurement used in Karnataka. 1 gunta = 1,089 square feet. 40 guntas = 1 acre. Guntas are commonly used in revenue records and sale deeds for agricultural and peri-urban land in Karnataka.

A subdivision or share of a larger survey number. When agricultural land under a single survey number is divided (through partition or sale of a portion), each subdivision is assigned a hissa number (e.g., Survey No. 45, Hissa No. 1). The hissa is recorded in the RTC and survey records.

An administrative subdivision within a taluk in Karnataka, comprising a group of revenue villages. The hobli is relevant for identifying the correct SRO jurisdiction and for locating records on the Bhoomi and Kaveri portals.

The computerised property registration system of Karnataka, operated by the Department of Stamps and Registration. The Kaveri Online portal (kaveri.karnataka.gov.in) enables online property registration, EC requests, certified copy requests, and guidance value lookups. Kaveri digitisation began in 2003.

A property assessment register maintained by the urban local body (BBMP in Bengaluru) under the Karnataka Municipal Corporations Act, 1976. The Khata records the property owner's name for tax assessment purposes. It comprises the Khata Certificate (ownership extract) and Khata Extract (assessment details).

Karnataka Industrial Areas Development Board — the statutory body responsible for establishing and managing industrial areas in Karnataka. Properties in KIADB layouts have specific transfer restrictions and require KIADB NOC for resale.

Karnataka Land Revenue Act, 1964 — the primary legislation governing land revenue administration, land classification, mutation of revenue records, and land conversion in Karnataka. Section 95 deals with conversion of agricultural land to non-agricultural use.

Karnataka Real Estate Regulatory Authority — the state body established under the Real Estate (Regulation and Development) Act, 2016, to regulate residential real estate projects. All projects exceeding 500 sqm or 8 units must be registered with K-RERA before marketing or selling.

The survey and measurement process conducted by the government surveyor to determine and record the exact boundaries and extent of a property. The Mojini sketch (survey sketch) is the authoritative record of property boundaries maintained by the Survey Department.

The process of updating the Record of Rights (RTC) in the revenue records when property ownership changes through sale, inheritance, gift, or partition. Mutation is applied for through the Bhoomi portal or the taluk office and requires the registered deed as supporting evidence.

The Kannada term for the Record of Rights, Tenancy and Crops (RTC) — the primary land revenue record showing ownership, extent, land type, survey number, and crop details. Pahani extracts are available online through the Bhoomi portal.

Permanent Account Number — a 10-character alphanumeric tax identifier issued by the Income Tax Department. PAN is required for property transactions above ₹10 lakhs and must be quoted in the sale deed. DeedSure stores PAN in AES-256 encrypted form, never in plaintext.

A registered instrument by which co-owners divide jointly held property into separate, individually owned portions. Family partition deeds in Karnataka attract a fixed stamp duty of ₹1,000. The partition must be followed by mutation in the revenue records.

Property Identification Document — BBMP's unique identifier for each assessed property in Bengaluru. The PID number is used to track property tax payments, Khata records, and building plan sanctions. It typically consists of a ward number, block number, and property serial number.

The Karnataka Scheduled Castes and Scheduled Tribes (Prohibition of Transfer of Certain Lands) Act, 1978. This Act prohibits the transfer of lands granted to persons belonging to Scheduled Castes and Scheduled Tribes without prior permission of the State Government; transfers in violation are void and the land is liable to be restored to the original grantee or their heirs. "PTCL site" in property due diligence refers to land that originated as a grant under this Act — such properties carry a CRITICAL chain-of-title risk unless prior permission for transfer was obtained. Conversion of agricultural to non-agricultural land is a separate process under Section 95 of the Karnataka Land Revenue Act, 1964 (commonly called the "DC conversion order"), not PTCL.

The Registration Act, 1908 — the central legislation governing the registration of documents relating to immovable property in India. Section 17 mandates registration of instruments affecting immovable property above ₹100 in value. Section 49 makes unregistered instruments ineffective for conveying property.

The date on which a document is presented and registered at the Sub-Registrar Office. This differs from the execution date. While registration date is when the SRO records the transaction, the document takes effect from the execution date per Section 47 of the Registration Act.

The fee charged by the government for registering a property document at the Sub-Registrar Office. In Karnataka, the registration fee is 2% of the property value (consideration or guidance value, whichever is higher), uncapped, effective 31 August 2025 under the Karnataka Registration (Amendment) Act, 2025. Documents executed before that date used the legacy 1% rate capped at ₹30,000.

A registered instrument by which a co-owner relinquishes their share in a jointly held property in favour of another co-owner. If executed without monetary consideration, it attracts a fixed stamp duty of ₹1,000. If consideration is paid, it is treated as a sale and attracts the same slab rates (2/3/5% on max of consideration or guidance value).

The primary land revenue record maintained under the Karnataka Land Revenue Act, 1964. The RTC records the owner, extent, land classification (dry, wet, garden), survey number, and tenancy details. It is a revenue record, not a title document — it reflects ownership as per revenue records but does not independently confer title.

The principal legal instrument for transferring ownership of immovable property from seller to buyer. Under Section 54 of the Transfer of Property Act, 1882, a sale of immovable property above ₹100 in value can only be made by a registered instrument. The sale deed must be registered at the SRO having jurisdiction over the property.

The section of a deed that describes the property being transacted. It typically includes the survey number, hissa, village, taluk, district, extent, boundaries (North, South, East, West), door number, and any other identifying details. Consistency of the schedule across all chain documents is critical for title verification.

The government office responsible for registering property documents within its territorial jurisdiction. Each SRO covers a defined geographical area. The correct SRO must be determined based on the property location — registering at the wrong SRO can create verification issues.

A tax levied by the state government on property transaction documents under the Karnataka Stamp Act, 1957. Stamp duty on sale deeds is slab-based on max(consideration, guidance value): 2% up to ₹20 lakh, 3% from ₹20–45 lakh, 5% above ₹45 lakh. Rates are gender-neutral — Karnataka has NO women's concession (the 3% rate is the normal slab for any buyer in that value band). BBMP / urban properties pay an additional 2% surcharge + 10% cess on stamp duty.

The official appointed under the Registration Act, 1908, responsible for registering property documents, maintaining registration records, issuing Encumbrance Certificates, and verifying identity of parties at the time of registration.

The Supreme Court judgment in Suraj Lamp & Industries Pvt. Ltd. vs. State of Haryana, (2012) 1 SCC 656, delivered on 11 October 2011 (the "2012" suffix is the report year, not the judgment year). The Court held that sale of immovable property through General Power of Attorney + Agreement to Sell + Will is not a valid mode of conveyance — only a registered sale deed effects transfer. DeedSure flags GPA-based sales executed after 11 October 2011 as CRITICAL severity, and pre-judgment GPA sales as HIGH severity.

A unique identifier assigned to each parcel of land by the Survey Department during land survey operations. In Karnataka, the survey number uniqueness is determined by the combination of survey_number + village + taluk + district — not the survey number alone, as the same number may exist in different villages.

An administrative subdivision of a district in Karnataka, headed by the Tahsildar. The taluk is the primary revenue administrative unit and determines the jurisdiction of the Tahsildar's office for mutation, conversion, and revenue disputes.

A sketch or measurement note prepared by the village surveyor showing the dimensions and boundaries of a property within a survey number. The Tippan is used alongside the Mojini to verify physical boundaries against the recorded extent.

The visual representation of how property ownership moves from one party to another over time. DeedSure reconstructs the title flow as a directed graph, where each node represents a party and each edge represents a registered transaction (sale, gift, partition, inheritance).

The comprehensive property verification report generated by DeedSure. It includes chain-of-title reconstruction, anomaly detection across 20 rules, 5-dimension risk scoring, and actionable recommendations. A Title Intelligence Report is not a legal opinion — it is an analytical output that should be reviewed alongside advice from a qualified advocate.

A composite score computed by DeedSure across five dimensions: Chain Integrity, Document Completeness, Legal Compliance, Encumbrance Status, and Identity Verification. Each dimension is scored independently and contributes to the overall risk classification (Low, Medium, High, Critical).

The Transfer of Property Act, 1882 (TPA) — the central legislation governing the transfer of immovable property in India. Section 54 (sale), Section 58 (mortgage), Section 105 (lease), Section 122 (gift), and Section 52 (lis pendens) are the most frequently relevant provisions in title verification.