Property registration process in Karnataka

Before you start

• Agree the price and terms with the seller, usually in a sale agreement with an advance.
• Check the seller's title: previous sale deeds, the encumbrance certificate (EC), and the khata (sites and houses) or RTC (farmland) in the seller's name.
• Find the guidance value for the property. Stamp duty is charged on the higher of the guidance value and the price you pay.
• Get the sale deed drafted, ideally by a lawyer.

Steps on Kaveri 2.0

1. Log in on Kaveri Online Services with a mobile number.
2. Choose the document type (for a sale: conveyance / sale deed) and enter the property, buyer, seller and witness details.
3. Upload the draft deed. The Sub-Registrar office checks the data entry and sends it back if something needs correcting.
4. Pay stamp duty and the registration fee online. Kaveri works out the amounts from the value you entered and the guidance value.
5. Book an appointment slot at the Sub-Registrar office for the area where the property is.
6. At the office, buyer, seller and witnesses have their photos and fingerprints taken and sign. Carry original ID proofs.
7. Download the registered deed from Kaveri once it is released.

Documents usually needed

• Aadhaar of buyer, seller and witnesses (names should match the deed exactly).
• PAN of buyer and seller: required for property deals above ₹10 lakh, otherwise Form 60.
• Passport photos, if the office asks for them.
• Previous title deed(s) and the encumbrance certificate.
• Khata extract (e-Khata in Bengaluru, e-Aasthi in towns, e-Swathu in villages) for sites and houses; RTC (Pahani) for farmland.
• Latest property tax receipt, and approvals or conversion order where they apply.

After registration

• Transfer the khata (or, for farmland, get the mutation done so the RTC shows your name).
• If the price is ₹50 lakh or more, the buyer deducts 1% TDS from the payment to the seller and files Form 26QB.
• Keep the original registered deed safely; banks ask for it for loans.

Questions people ask

How many witnesses are needed for property registration in Karnataka?

Two witnesses are usually present with their original ID. Confirm with the Sub-Registrar office when you book the slot.

Can property be registered fully online in Karnataka?

The data entry and payments are online on Kaveri 2.0, but buyer, seller and witnesses still visit the Sub-Registrar office for photos, fingerprints and signatures.

How long does registration take?

The office visit itself usually takes an hour or two once the online steps are approved. The online check before the appointment can take a few days.

Do I need a lawyer?

It is not required by law, but a lawyer checking the title and drafting the deed is strongly advised, especially for farmland and village sites.

Related guides

• Stamp duty and registration charges in Karnataka
• A khata, B khata and e-Khata in Karnataka