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:
- Application in prescribed form
- Attested copy of the title deed
- Copy of Encumbrance Certificate (in form 15) for the past 10 years
- Conversion Certificate of the Land Conversion of the issued by the competent authority
- Survey sketch / Tippani copies
- 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)
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.
- 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
- 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.
According to the Sakala website, the following is the Work Flow for the processing of Khata registration:
|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
|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|
- 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 firstname.lastname@example.org. Audio recordings of discussions at the submission offices can help your case.