Khata Transfer: How to Apply for Property Name Change in Karnataka

Khata transfer (also called mutation) is the process of transferring property ownership records from the seller's name to the buyer's name in the municipal records. In Karnataka, particularly Bengaluru, this involves updating the Khata certificate with the BBMP (Bruhat Bengaluru Mahanagara Palike) or the respective local body. This guide covers the complete Khata transfer process, A-Khata vs B-Khata, documents, fees, and online application.

What is Khata?

Khata is a revenue document maintained by the municipal corporation (BBMP in Bengaluru) that identifies the property owner for the purpose of property tax collection. It contains:

• Owner's name and address
• Property location and dimensions
• Property identification number (PID)
• Tax assessment details

Khata is essential for:

• Paying property tax
• Applying for building plan approval
• Getting trade licenses
• Applying for water/electricity connections
• Availing bank loans on the property
• Property resale

A-Khata vs B-Khata: What's the Difference?

Important: The Karnataka government periodically runs Akrama-Sakrama schemes to convert B-Khata properties to A-Khata by paying a regularization fee. Check with BBMP for current status.

When is Khata Transfer Required?

Khata transfer is needed when property ownership changes due to:

• Sale/purchase of property
• Inheritance (death of the property owner)
• Gift deed
• Partition of jointly owned property
• Court order transferring ownership

Documents Required for Khata Transfer

For Purchase (Sale Deed Based)

1. Application form for Khata transfer
2. Registered sale deed (certified copy)
3. Previous Khata certificate and Khata extract in seller's name
4. Encumbrance Certificate (for at least 13 years)
5. Up-to-date property tax paid receipts
6. Betterment charges receipt (if applicable)
7. Stamp duty and registration fee receipts
8. ID proof of the applicant (Aadhaar, voter ID)
9. Possession certificate (if applicable)
10. Building plan approval (for new constructions)
11. Occupancy certificate (for new constructions)

For Inheritance

1. Death certificate of the previous owner
2. Legal heir certificate or succession certificate
3. Will (if available) — registered or probated
4. Family tree with details of all legal heirs
5. NOC from other legal heirs (if property is being transferred to one heir)
6. All standard documents listed above

Khata Transfer Process — BBMP (Bengaluru)

Online Application

Portal: bbmptax.karnataka.gov.in

1. Visit the BBMP property tax portal
2. Click on "Khata" → "New Khata Registration" or "Khata Transfer"
3. Enter the Property ID (PID) of the property
4. Fill in the applicant details (new owner)
5. Upload the required documents:
   • Scanned copy of registered sale deed
   • Previous Khata certificate
   • EC certificate
   • Tax paid receipts
   • ID proof
6. Pay the Khata transfer fee online
7. Submit the application
8. Note the application/acknowledgment number for tracking

Offline Application

1. Visit the BBMP Assistant Revenue Officer (ARO) office of the respective ward
2. Obtain and fill the Khata transfer application form
3. Attach all required documents (originals + 2 photocopies)
4. Submit at the ARO office
5. Pay the prescribed fee
6. Collect the acknowledgment receipt

After Submission

1. BBMP Revenue Inspector verifies the documents
2. Field inspection may be conducted
3. If documents are in order, Khata is transferred (mutation is approved)
4. New Khata Certificate and Khata Extract are issued in the buyer's name
5. Property tax records are updated with the new owner's name

Fees for Khata Transfer (BBMP)

Note: The 2% Khata registration fee is one of the significant costs. For a property valued at ₹50 lakh (guideline value), the Khata transfer fee would be ₹1 lakh.

Processing Time

Khata Transfer Outside Bengaluru (Other Karnataka Cities)

For properties outside BBMP limits (in other city corporations, town municipal councils, or gram panchayats):

1. Visit the respective municipal corporation or town panchayat office
2. Apply for mutation/Khata transfer
3. Submit the same set of documents
4. The process is similar but handled by the local municipality
5. For rural areas, apply at the Taluk office for mutation in revenue records

How to Check Khata Transfer Status

1. Visit bbmptax.karnataka.gov.in
2. Click on "Khata" → "Track Application Status"
3. Enter your application number
4. View the current status of your Khata transfer

Important Tips

1. Apply for Khata transfer immediately after property registration — delay can cause complications
2. Clear all property tax dues of the previous owner before applying for transfer
3. Get EC for maximum years — BBMP may ask for EC covering the entire ownership chain
4. Keep original sale deed safe — BBMP may ask to verify originals during processing
5. Follow up regularly — visit the ARO office or track online to avoid unnecessary delays

Frequently Asked Questions (FAQs)

Q1. What is the difference between Khata and sale deed?

A sale deed is the legal document that transfers property ownership from seller to buyer. Khata is a municipal revenue record that identifies the property owner for tax purposes. After registering the sale deed, you must apply for Khata transfer to update municipal records.

Q2. Can I pay property tax without Khata?

Yes, BBMP allows property tax payment even without a Khata certificate using the Property ID (PID). However, having a Khata in your name is important for legal and financial purposes.

Q3. Is B-Khata property safe to buy?

B-Khata properties carry higher risk as they may have unapproved building plans or other compliance issues. Banks generally do not provide loans for B-Khata properties. If buying, get thorough legal due diligence done and negotiate the price accordingly.

Q4. Can B-Khata be converted to A-Khata?

Yes, through the Akrama-Sakrama regularization scheme (when active) or by obtaining the required building plan approvals and paying betterment charges. Check with BBMP for current conversion options.

Q5. Is Khata transfer mandatory?

While not paying a legal penalty for not transferring Khata, it is practically essential. Without Khata in your name, you cannot get building plan approval, trade licenses, or bank loans, and you may face issues during future property sale.

Q6. How long does BBMP take for Khata transfer?

The official timeline is 30-45 days, but in practice it may take 2-3 months depending on the workload at the ARO office and completeness of documents.

Q7. What is mutation and how is it different from Khata transfer?

Mutation is the process of updating ownership in revenue records (maintained by the Revenue Department/Tahsildar). Khata transfer is updating ownership in municipal records (maintained by BBMP/municipality). Both are separate processes and both must be done after property purchase.

Disclaimer: CitizenNest is an independent platform and is not affiliated with BBMP or any government department. Fees and procedures may change. Always verify on the official BBMP portal or visit the ARO office for the latest information.

Also see: Land Record Check Guide | Property Registration Guide | Encumbrance Certificate Guide