Checklist before buying a site in Karnataka

The checklist

1. Title: sale deeds back at least 13 to 15 years, ending with the seller.
2. Encumbrance certificate for the same period, with no unexplained loans or sales.
3. Khata, e-Aasthi or e-Swathu record in the seller's name, and the latest tax receipt.
4. Conversion order, if the land was once farmland.
5. Approved layout plan and release order; K-RERA registration for larger layouts.
6. The site on the ground matches the plan: size, facing, road width and boundaries.
7. Guidance value for the site, so you know the stamp duty and fee.
8. Sale agreement with the price, advance, timeline and what happens if either side backs out.
9. Pay the balance at the Sub-Registrar office on the day of registration.
10. After registration, transfer the khata into your name.

Red flags

• The seller offers only a GPA or an unregistered agreement instead of a sale deed.
• B khata or Form 11B without a clear explanation.
• A layout with no approval number, or plots sold before release.
• A price far below the guidance value or nearby sales.
• Pressure to pay most of the price before the documents are checked.

Questions people ask

Do I need a lawyer to buy a site?

It is not required, but a lawyer's title check costs little compared with the price and is strongly advised.

What is the most important document?

The chain of registered sale deeds, read together with the encumbrance certificate. The other records should match them.

Can I get a home loan on any site?

Banks generally lend on sites with clear title, A khata or regular e-Swathu, and an approved layout.

Related guides

• Encumbrance certificate (EC) in Karnataka
• A khata, B khata and e-Khata in Karnataka
• How to check if a layout is approved in Karnataka
• Stamp duty and registration charges in Karnataka
• Property registration process in Karnataka