Get your Khata through Sakala, without bribe

One of the useful initiatives by the erstwhile BJP Government in Karnataka was the Karnataka Guarantee of Services to Citizens Act – 2011,also known as Sakala. Introduced on 1 March 2012, it aims at bringing transparency in administration. There are various services offered under Sakala, including obtaining a Khata for your house. For more information on Sakala, visit the website here.

The Sakala website mentions the list of documents required for submitting your Khata registration application:

  1. Application in prescribed form
  2. Attested copy of the title deed
  3. Copy of Encumbrance Certificate (in form 15) for the past 10 years
  4. Conversion Certificate of the Land Conversion of the issued by the competent authority
  5. Survey sketch / Tippani copies
  6. Copies of the NOC from Town Planning Authority (BDA) for bifurcation of land (in case of land measurements less than the measurements in land conversion certificate)

Sample Khata Certificate (click on image to enlarge)Sample Khata Form (click on image to enlarge) Sample Khata Form (click on image to enlarge)

Click on images for sample Khata form and Khata certificate.

However, this list is not fully correct and incomplete. You will be asked for a few other documents too. This is where you’ll start feeling frustrated and feel that it may have been less stressful to just pay the service charges (bribes) like many others and get the Khata delivered to your home.

But this notion isn’t true. A group of apartment owners from Ozone Evergreens, Bellandur Ward, have succeeded in using Sakala to get their Khatas registered. And they did it without paying any bribes.

To apply for your Khata for a new property (Khata registration) through Sakala, here’s what you need to do.

  1. Collect copies of the documents required from the developer. In the case of a layout or apartment, these will be common for all owners:
      • Khata certificate and extract in the name of the builder or previous owner
      • Approved site plan
      • Building plan approval letter
      • Tax paid receipts of the last three years. If you have just got your property, this would have been paid by the builder. If you are applying after you’ve paid tax yourself, then attach your receipts.
      • Occupancy Certificate
  2. Collect copies of your property’s documents
      • Sale deed – attested/ notarised
      • Tax paid receipts of the last three years
      • Latest Encumbrance Certificate, for at least a year, that shows the property in your name – if you haven’t got the Encumbrance Certificate that shows the property in your name, then apply for one at the Sub-registrar’s office in your jurisdiction with a copy of your sale deed. You should get it in less than three days by paying a fee of around Rs 45 per year. You can also do it through a broker at a higher cost.
  3. Buy a Khata Application form for Rs 10 from the BBMP Assistant Revenue Officer (ARO) Office. Fill the application form and attach the documents mentioned at 1 and 2 above. It is important that you fill your mobile number in the form.
  4. Your application form is now ready for submission. Take it to the BBMP Office and tell the BBMP Case Worker/ Receiving Clerk that you are submitting the Khata application form under Sakala. He/ she will then upload your Khata application details to Sakalaand you will be given a 15 digit acknowledgement number that will reach your mobile phone.
  5. If the Case Worker/ Receiving Clerk is hesitant to accept your application, find out if anything is wrong, if there are any other documents you need to submit. If there are genuine problems or requirements, you can correct them/ get the required documents and then submit. If you find the demands unreasonable, or if the worker does not want to accept the application using Sakala, do not hesitate to escalate the matter at the Sakala helpline number 080-44554455.
  6. Once submitted, contact the BBMP office after a few days to know the approval status. According to the Sakala website, it should take not more than 30 days.
  7. If the Khata application is approved, then you will be told to make two Demand Drafts – one for an amount which is 2% of the stamp duty you paid at the time of registration (this is the Khata registration fee) and another for Rs 125 (for Khata Certificate and Khata Extract). Get them made at any bank and submit them to the BBMP office. Then collect the Khata Certificate and Khata Extract in your name.

According to the Sakala website, the following is the Work Flow for the processing of Khata registration:

Work Flow

Step Description No. of Days Designation
1 Receiving and verification of document issue of acknowledgement by case worker / receiving clerk 1.00 Case worker
2 Office manager- for verification and placing before aro for acceptance and referring to the concerned ward case worker 1.00 Manager
3 ARO /manager – for approval to refer the file to case worker 1.00 Others
4 Case worker – to register in ktr books and verification of documents with reference to existing assessment entries before putting up preliminary report 2.00 Case worker
5 Manager / case worker – for approving the preliminary report and referring the same to the concerned revenue inspector or to issue suitable endorsement if any to the applicant 1.00 Manager
6 Revenue inspector – for verification of documents , spot inspection etc., and putting up necessary reports on file 5.00 Inspector
7 ARO – for verification of reports / documents and inspection if necessary and for report 2.00 Others
8 Revenue officer – for verification / inspection and approval or recommendation reports 3.00 Revenue officer
9 Zonal deputy commissioner – for approval or recommendation 2.00 Deputy commissioner
10 Zonal additional / joint commissioner- for orders 3.00 Additional/joint
Commissioner
11 Zonal deputy commissioner / revenue officer – for sending the file to concerned ARO 2.00 Deputy commissioner
12 ARO / manager – for referring the file to case worker for collection of ktr fee etc., and preparing mutation 2.00 Others
13 Case worker – for preparation of mutation entries / endorsement / remittance of fees and comuterization of data etc. 2.00 Case worker
14 Manager – for scrutiny of mutation entries and endorsement 1.00 Manager
15 ARO – for verification and approving the endorsement / certificate 1.00 Others
16 Case worker – for dispatch of certificate to the applicant 1.00 Case worker

Useful tips:

  • There could be variations in the procedure mentioned because different ARO offices could work slightly differently. But don’t despair. Ask questions, find out the procedures when in doubt.
  • If you face any resistance, call the Sakala helpline 080-44554455.
  • If the Sakala helpline does not help, contact Lokayukta 080-22251394, 080-22257013 or kla-reg@nic.in. Audio recordings of discussions at the submission offices can help your case.
About Arathi Manay Yajaman 33 Articles
Arathi is a trustee of Puttenahalli Neighbourhood Lake Improvement Trust (PNLIT) and an active citizen.

25 Comments

  1. Hi,
    I have purchased a flat at varthur,bangalore. plz let me know how to do the khata transfer.my apartment land is A khata. Builder is telling for khata transfer cost 12000/- I think it is very costly…so plz let me know the details …how to fo the transfer?

  2. Hi , I had purchased KHB site in Bagepalli, Chikkaballapur, Karnataka, I had done the registration , Can u pls help me in How to apply Khata , for the same

    • Iam also KHB, Bagepall, chikkaballapur LIG site owner. I need to register the site and they are asking for bribe Rs.10,000/- towards draft sale deed. Can youi plz let me know what is the amount i need to pay at various stages towards bribe and also the procedure
      Regards
      Ankita

  3. There is option shown online for Katha transfer on sakala website. One of the requirement is attested copy of sale / gift deed. When spoke to sakala call center they mentioned it is to be attested by revenue officer. Then what is the benefit of online option. They said I have to submit the form at office as well. Is it right

  4. Hi Arathi,

    I recently bought a flat in HSR layout, its a resale property the builder has registered the Flat on this his Fathers name and then later sold to me.

    1. The land is A khata but the Apartment is not, because the builder has violated the rules and made deviations. he dint give OC and CC to anyone.
    2. Initially the flat has registered in his fathers name and he has not made any Khata certificate.
    How to get the khata certificate? Can you please guide me.

  5. Form B Property Construction Loans For A Khata, B Khata, E Khata Panchayat Plan Approval @ 9008133998 9964563600 http://www.bkhataloans.com . We Provide All Kind of Khata Properties Loan for A Khata Loan, B Khata Loan, E Khata Loan, Panchayath Khata Loan, Gramathana Property Loan, Bmrda Site Loan, B Form Home Loan, Form B Property Loans, Form B Property Plan, Form B Property Plan Approval, Form B Property Plan Approval Sanction, Form B Property Plan Approval Fee, Form B Property Plan Approval Charges, Plan Approval For B Form Bangalore

  6. Hi,

    I have applied for Khata Transfer using Sakala. My application is accepted and I got the 15 digit acknowledge number. I just need to know, when I am supposed to pay the two DD’s on for 2% of Stamp and other for 125rs for khata certificate/extract.?

    Is it after the 30 days when the full process is over? or In between I have to go and submit? No document say when to submit the DD.? Do we get a notice for submission of fees in between these 30 days?

    Thanks

  7. Hi,

    We had purchased 700 sq ft land in Marathahally and it is of B-Khata. How can i get the A-Khata Conversion done? Is Marathahally BBMP accepting Betterment Charges for conversion of khata?

    Any inputs will be really helpful.

    Thanks,
    Praveen

  8. Hello, I recently purchased a site in a layout in Bukkasagar (Near Bannerghatta under BMRDA) – Please help me with the procedure to get the ekhata completed. Also what are the documents required to submit the application?

  9. Another complication is that the builder claims that the records for this property are still with BDA so we have to pay tax to BDA and get khata transfer done through BDA with a “convenience” fee. I had already paid tax to BBMP Mahadevpura as there was no response from builder earlier and I wanted to avoid the “convenience” fee. Builder says that BDA will not accept that tax paid to BBMP and I have to pay again to BDA for the same year. Your help is greatly appreciated since there are over 200 owners looking for a bribe free way to get the khata transfer done.

  10. Thanks Arathi. I got the ack no. and the form acknowledges receiving docs that I have not provided !! For example the clerk said the approved plan and current khata are not needed and gave the ack. I suspect it is make us go through one failure and eventually succumb to a bribe. Its been 5 days now and at the stage of giving an endorsment as per the workflow shown above. So I called the Sakala office and they said rejection/approval both take 30 days.

  11. @John – Khata Certificate can be obtained by the owner of the property, Khata Extract by anyone. You can write an authorisation letter for someone to collect it on your behalf. Anyway, there is no time limit for procuring the Khata Certificate. You can do it anytime.

  12. Very useful. Is there any restriction as to who can collect the khata certificate once ready. I live abroad and will not be here by the time it’s available. Do I need to collect in person or have a POA or letter authorised person collect ?

  13. Hi All,
    This is Siva Kumar thanks for letting me for very useful information,I bought a plot last year(2015-01-27) from one of

    builder, which was converted from agriculture to residential, near white field(Rural Bangalore),Malur taluk,Kolar

    district.Currently,i am staying in bannerghatta,it’s almost 80 km to reach Malur.

    Can any one please tell me
    1)Am i go to any nearest Sub-registration office for Katha transfer in Bangalore(J.P.Nagar/eny one),as i am feeling online process
    or, i must go to only at malur sub-registrar office where my plot got registered?
    2)Is that still katha transfer fees is 2% of stamp duty at the time of registration?

    Thanks
    Siva Kumar
    +91-9738028122

  14. Hi All,
    please suggest me as per below statement
    Can i get the katha for revenue land, i have only the sale deed apart from that i don’t have any document related to that.
    Actually my dad bought that land(Near to electronic city) of 20000 Sqft almost 20 guntas.And now the land is build up with buildings illegally.
    Could you please suggest any one on this.

    Regards
    kiran

  15. Hi all,
    Finally, Khata for all individual flats in our entire apartment got approved a week back. We applied on June 6th and we got approval notice on Dec 14th – 6months!!! But the process in not over yet. we have been asked to submit DD to get khata certificate. So, 1 last step still remaining.
    If your area is aligned to JC who sits in Mahadevpura BBMP, then wake up and and apply for Khata if you have valid documents including OC.. Special commissioner, Revenue Department – V Rashmi is helping general public by overseeing the issues faced by general public for khata applications. She is a honest and upright officer. Lot of complaints have gone to her especially on Marathalli ARO office. 3 ARO office falls under Mahavadepura Zone – Marathalli, Hoodi & Whitefield. This is the ideal time for applying, if you fall in these areas.

  16. Hi,

    I want to know whether we can apply e-Khata for panchayat areas?
    I have got flat at Mayasandra panchayat Anekal area. Earlier i paid 6K through builder to get Khata. Now they are saying u need to get ekhata. I dont want to pay bribe again. Please let me know if i can apply from Sakala scheme for ekhata.
    I have khata in my name, sale deed, tax paid receipts for all the years. Looking forward for details.
    I would like to know if we can apply for electrical name transfer from any online for Panchayat areas.

  17. Hi, I am Laxmi Narayan a kashmiri Pandit Internally displaced for the last 25 years at present jammu,during the year 2005, I purchased a site 40×75 khata No.1367/1368/25/15.28 in the layout formed by M/s Brindhavan Developers at Kengeri Hobli,Bangalore south taluk under Absolute registered sale deed in September 2005 with the intention to settle here for feeling climate similarity with Kashmir
    Since 2005 ,I have been paying the property tax to BBMP authorities Kengeri till date which they have been highlighting on thier web.I have obtained encumbrance certificate in the year 2005.I have applied for transfer of Khata in the year 2014,which has not been transferred yet for unknown reasons
    I could not construct the house immediately upon purchase of site due to financial constraints, of late I have come to know that above said layout formed for residential purpose has been acquired by M/s KIADB,Banglore and given to M/s NICE for development.
    Recently I had been to above layout, I could not find my site as all markings, drains and stone Pillars have been removed by locals
    I met the local revenue officials they are unable to helpme ,may be due to language problem
    I visited Bangalore number of time but all in vain,I am totally exhausted, I don’t known where to go and whom to meet.I want someone to help me that is only hope left
    laxmi_kath @yahoo.co.in

  18. Hi All,
    Can you please share your thoughts on the below point? Builder has paid tax only till assessment year 2011-2012. Construction got completed in 2014.
    1. sale agrement on April 2011
    2. sale deed executed on 2014 April
    3. OC for the block on 15/07/2015
    BBMP is asking individual owners to clear the dues considering it as individual flats starting from 2012, which is actually not the case. The question is for 2012-13 and 2013-14 is there any possibility of clearing the tax for the property as we have done it for the year 2011-12, considering it as a non-bifurcated under construction property. please share your thoughts,
    Regards, Shibu

  19. Hi Am Manjunath. I have purchased a 30-40 site in chunchanakuppe village, Taverekeri hobli, bangalore south taluk from developers. I have done the registration of site in sub registrar office of Rajarajeshwari Nagar belonging to Jayanagar nagar on 14/10/2015. The layout in which i took site is BMRDA(MPA-magadi pradikar autherity) aproved site. where Can i submit form (which bbmp office) to get katha using the above steps and when (means after registration we have wait? or we can apply after registraion).. Does sakala include BMRDA sites Pls let me know and for this which all documents need to collect from developers for submission of khata transfer(for khata transfer developers asking 15k)

    Thanks,
    Manjunath
    ms.kamatar24@gmail.com

  20. In my previous post, chronological ordering in between is not correct. The correction is as below:
    “July end to Aug end” time frame should come after the 2nd “Towards July end” time frame..

  21. Continuing to post on our never ending story for benefit of people visiting this useful page….Probably ours is the only case here where we have faced stiff challenge from officers who do not want to do service but disservice.
    Listing out all that happened….
    On Jun 6th: Submitted 4 applications for Khata transfer. RI – Mr.Gopal asked for some additional documents from rest of the flat owners in my apartment.

    Jun 8th – RI Mr. Gopal comes to our apartment in the pretext of inspection. But rather doing inspection asked for bribe of Rs.5000 per flat to our Builders manager. We just didn’t bother about it. We ignored.
    Jun8th –Jun20th: Did aggressive campaigning in apartment asking others to submit for Khata application and got ready for submission for 38 extra apartments. Some people who had rented their apartments had to come from other state, some people had to fedex from US to put signature on the form, met all kinds of difficulties…..was never easy!!!
    On 27th June: Submitted remaining 38 applications along with sub number details.(Refer my above post for more details). Sakala officer Mr. Sumanth called RI- Mr. Gopal when we were in office and asked him to expedite. RI got frustrated as he understood that getting bribe from us going to get tougher.
    June 27th – July 19: No action taken. Deliberately application kept on hold. Did multiple follow ups and trips to his office. Even Sakala officer called him multiple times but for no effect.
    July 20th- RI Reported that for some of the sale deeds , stamp duty pages were missing and asked to re-submit sale deeds for 12 flats.
    July 22nd- RI visited apartment for inspection( for a change) this time. Was expecting that manager would open for bribe, but only in his dreams. Then started doing his job of inspection and could not find any loop holes. But weirdly, started asking to submit originals of blue-print of the building plan. We had infact submitted photocopy but he claimed that certain portion was not visible to his eyes. He gave 24hr deadline to submit the original and to his disappointment we did that as well.
    Towards July end: Left with no choice, did his job and ARO also did his and forwarded our file to RO office, Mahadevpura.
    July end to Aug end: No action was taken. Applications were on hold for nearly 1 month.
    Towards July end: Met Kemperangiah, RO BBMP Mahadevpura for processing the applications. He got irritated that there was already a complaint with Sakala. He started shouting at us from the first meet .He deliberately speaks only Kannada. On the contrary, the helpdesk person at BBMP RO office, Mahadevpura, speaks excellent English.
    Around 1st week of August: Followed up with RO 2-3 times directly and also was patched by Sakala officer in call few times. Every time the same behavior – shouting and speaking in Kannada only. He eventually told that he was in election duty and can take up the case only after election.
    Towards end of August & early september: Followed up with RO multiple times directly and through call. He started saying that we had not submitted Betterment charges receipts. We told him that we had submitted the same in ARO office( infact 42 copies of the same were submitted) and RI Mr. Gopal had acknowledged the same. He kept quite. Then he started saying that we had not provided the sub number information in a call with Sakala officer, himself and my apartment mate and disconnected the call.
    Sept 10th: I posted the rude behavior of RO and disservice he is doing in FB BBMP Administrator page in the night.
    Sept 11th: Got reply in FB and in the morning lady officer from BBMP patched the call with RO- Mr. Kemperangiah. He started saying (all in Kannada) that we had not submitted Sub number information with owner/tenant details). I argued that we had submitted to RI and if you did not get it, then he should follow up with RI. The lady officer threatened to complaint to senior BBMP officials and he got scared and agreed to do it ASAP and forward it to DC( Deputy commissioner). Then he told that he got only 4 applications. I argued that I have 42 acknowledgement copies issued by ARO BBMP office . Lady officer who is fluent in kannada told him to process all the applications.
    Later in the afternoon, Sakala office Mr. Sumanth followed up with RO in call and he was shouting at him as usual and told that he has done his job and forwarded the same to DC. So, we are now heading towards DC. What kind of a person is he going to be!!!….time will only tell….Also not sure if RO forwarded only 4 applications or 42 applications.
    So, here is where we are with Khata transfer. Still fighting….posting it for the benefit of those people in Mahadevpura constituency & Bellandur ward.

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