Khata Transfer Process — How to Transfer Property Khata in India

What is Khata?

Khata is a revenue document that identifies the owner of a property for the purpose of paying property tax to the municipal corporation. It is the account of the property in the municipal or panchayat records, containing details of the property — owner's name, property size, location, and tax assessment.

Khata is essential for:

• Paying property tax — Tax bills are generated against the khata
• Building plan approval — Required for construction permits
• Bank loans — Banks require khata for home loans
• Property transactions — Proof of municipal registration
• Utility connections — Water, electricity, and sewage

The term "Khata" is primarily used in Karnataka, Andhra Pradesh, Telangana, and parts of South India. In other states, similar documents are called property tax assessment register, house tax receipt, mutation extract, etc.

Types of Khata

A Khata

• Properties that are in full compliance with municipal rules
• Located in approved layouts and plans
• Legally constructed with proper building plan approval
• Full municipal services available (water, sewage, road)
• Can be used for building plan approval and bank loans
• Considered the "legitimate" property record

B Khata

• Properties in unauthorized layouts or with violations
• Properties where revenue site conversion hasn't been completed
• Properties on land acquired by BDA (Bangalore Development Authority) or similar bodies without conversion
• Limited services — May face issues with bank loans and building permits
• B Khata properties can be converted to A Khata after regularization

When is Khata Transfer Required?

• After property purchase — Transfer khata from seller to buyer
• After inheritance — Transfer khata to legal heirs
• After gift deed — Transfer to the recipient
• After property partition — Separate khata for each partition
• Name correction — Correct errors in existing khata

Documents Required for Khata Transfer

For Sale-Based Transfer

• Application form (prescribed by municipal corporation)
• Registered sale deed (certified copy)
• Previous khata certificate and extract (in seller's name)
• Encumbrance certificate (last 13-30 years)
• Up-to-date property tax receipts
• Betterment charges receipt (if applicable)
• Identity proof of buyer — Aadhaar, PAN
• Latest property tax receipt showing no dues
• Mutation extract from revenue department
• Building plan approval copy (if constructed property)

For Inheritance Transfer

All of the above plus:

• Death certificate of the previous owner
• Legal heir certificate or succession certificate — see our legal heir certificate guide
• Affidavit from all legal heirs
• Will (if applicable)
• NOC from other legal heirs (if transferring to one heir)

How to Apply for Khata Transfer (Karnataka — BBMP Example)

Online Process

1. Visit the BBMP (Bruhat Bengaluru Mahanagara Palike) portal or Sakala portal
2. Register/login with your credentials
3. Select "Khata Transfer" or "A-Khata Transfer"
4. Enter property details — PID (Property ID), ward, zone
5. Fill application form with buyer/transferee details
6. Upload scanned documents:
   • Sale deed, khata extract, EC, tax receipts
   • ID proof and photographs
7. Pay the khata transfer fee online
8. Submit and note the application number
9. Track status through the portal

Offline Process

1. Visit the BBMP Revenue Section or Assistant Revenue Officer (ARO) of your ward
2. Obtain the khata transfer application form
3. Fill and submit with all required documents
4. Pay the prescribed fee
5. Revenue inspector conducts spot verification
6. Public notice period (if applicable)
7. ARO approves and issues new khata
8. Collect new khata certificate and extract

Khata Transfer Fees

Karnataka (BBMP)

Other States

Fees vary significantly. Contact your local municipal corporation for exact rates.

Processing Time

Under Karnataka's Sakala (Right to Service) Act, khata transfer must be completed within 30 days. If delayed, the citizen can escalate and the officer faces penalties.

How to Get Khata Certificate and Extract

Khata Certificate

Contains the property owner's details and confirms the khata is in their name. Used for major transactions.

Khata Extract

Contains detailed property information — dimensions, area, assessment, location. Used for building plans and bank loans.

How to Obtain

1. Visit BBMP portal or ward office
2. Apply for khata certificate/extract
3. Pay ₹100-200 fee
4. Receive within 7-15 days (online may be faster)

B Khata to A Khata Conversion

If your property is under B Khata:

1. Check if the property/layout has been regularized by the government
2. If regularized, apply for A Khata conversion at BBMP
3. Submit:
   • B Khata documents
   • Regularization order
   • Property tax receipts
   • Building plan (if applicable)
4. Pay conversion charges and betterment fees
5. Receive A Khata certificate after approval

Note: Conversion is only possible if the government has regularized the layout/area. Not all B Khata properties can be converted.

Khata Transfer in Other States

Andhra Pradesh / Telangana

• Apply through Dharani portal (Telangana) or Meeseva (AP)
• Process is integrated with property registration
• Mutation happens automatically in Telangana through Dharani

Tamil Nadu

• Called Patta Transfer — see our property mutation guide
• Apply through TNREGINET or Taluk office
• Patta is the equivalent of Khata in Tamil Nadu

Maharashtra

• Called Property Card (for urban) or 7/12 Extract (for rural)
• Apply through municipal corporation for urban property mutation

Important Tips

1. Apply within 30 days of property registration — Delays can complicate the process
2. Clear all property tax dues before applying — Outstanding tax blocks the transfer
3. Get encumbrance certificate first — It takes 7-15 days and is mandatory
4. Verify khata status before buying property — Ensure it's A Khata for hassle-free transfer
5. Use Sakala for Karnataka transfers — It guarantees time-bound processing with accountability

Frequently Asked Questions

Is khata the same as property registration?

No, property registration (sale deed) is done at the Sub-Registrar's office and proves legal ownership. Khata is a separate municipal/revenue record for property tax purposes. Both are needed — registration first, then khata transfer.

Can I get a bank loan on B Khata property?

Most banks hesitate to provide loans for B Khata properties due to legal ambiguity. Some cooperative banks and NBFCs may offer loans at higher interest rates. Converting to A Khata is recommended before applying for a loan.

What if the seller's khata is not transferred to me?

You can still apply for khata transfer independently with your registered sale deed, encumbrance certificate, and property tax receipts. The seller's cooperation, while helpful, is not strictly necessary.

Is khata transfer required for inherited property?

Yes, if you inherit property, you must transfer the khata to your name. This requires a legal heir certificate and, if applicable, the registered will. Without khata transfer, property tax bills remain in the deceased's name.

What is the difference between khata transfer and mutation?

In Karnataka, khata transfer is the municipal process, while mutation is the revenue department process. Both should be done after property purchase. Mutation updates the land records (RTC); khata transfer updates the municipal tax records.

Can khata be transferred for agricultural land?

Khata transfer applies to properties within municipal limits. For agricultural land outside municipal limits, the process is called mutation and is done at the Tahsildar/Revenue office.

Disclaimer: This guide is for informational purposes only. Processes and fees vary by state and municipality. Consult your local municipal corporation or a property lawyer for specific guidance.