Get your Khata through Sakala, without bribe

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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.

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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.

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25 Comments

  1. Ramanathan – I too have heard what you have mentioned – all the flats have to get ECs, apply together, etc., but I found that this is not true. Those who are applying for khata need to have the notarised/ certified sale deed, EC, property tax receipt to be attached with the application along with other docs. It is not required for all flats. Once bifurcation is done, applying for EC, khata, etc. is the owners prerogative. Even one owner can apply for khata. When we applied for khata for our flats, it was done in small lots and we did not need all the owners papers to show. I suggest you go to the AE and let him know that what is being asked for is not required and urge him to accept your applications.

  2. Thanks to the Author for this useful article.

    Today, i went to BBMP office , Marathalli along with 3 other resident in my apartment to apply for Khata transfer. Thanks to this article, the officer verified all the docs submitted and confirmed it is perfect and i got acknowledge receipt back in 15 mins. In addition to the above docs, i added possession certificate along with the above list.
    I requested the officer to consider the application under Sakala. She directed to Revenue Inspector(RI). He said that , though our individual documents are fine, he needed proof of bifurcation of entire apartment. He wanted a tabular data with details – Flat no: , Name of the Owner, Super Built up area details of individual flats. This ask was manageable.. But along with this data, he wanted Attested sale deed copy, EC transferred from Builder to current owner & Property tax paid by owner since registration of flat for “all” the owners of my apartment.
    These additonal dociuments from other owners for getting khata transfer done for our flats left us in a state of shock. Though our apartment is small of only 48 flats, close to 20 owners are staying abroad. We offshore people are not in contact with onshore people. They hardly participate in discussion. So, to trigger a response from onshore people is not that easy in our community. So, when we where there in BBMP office, we made Sakala officer to re-confirm with revenue inspector. sakala officer talked to RI on our behalf and he also confirmed that we need to produce the basic documets( EC, Sale deed & Property Tax Reciept) of other owners also.
    Left with no choice we are now back to our community to seek cooperation. It might take us close to 2 months minimum to coordinate and get the documents from all 48 owners. RI told that once you produce all documents, they can process faster than Sakala timeline of 45 days. So as of now , our application is not accepted under Sakala and also it is on hold. Only when we bridge the gap, by producing the requested docs, they BBMP will process under Sakala.

    I am posting this just to enhance value of this article. Many others are likely to face the issue which we are facing now.

    Does anyone of you faced such an issue with your community while submitting for Khata transfer? I couldn’t see any comments which is in sync with my issue. Does anyone has any suggestion?

    Thanks for reading through my concern.

  3. Hi
    Am venkatesh. I have purchased a 30-40 site in gundur village, bidarahalli hobli, bangalore east taluk. I have done the registration of site in sub registrar office of banaswadi belonging to shivaji nagar. The layout in which i took site is DC converted gramathana site. Can i go to any bbmp office and get katha using the above steps.. Does sakala include rural or gramathana sites

    Pls let me know thanks
    Venkatesh
    Venkateshk.cs@gmail.com

  4. Hi,
    This is Deepak
    I wanted to know how to check online about Khata transfer status..
    I hv purchased property (DC converted Site) in Bangalore Rural in Hoskote hobli, Samethanahalli rampanchyat, Nadavathi vilalge.. And i have applied for Khata transfer in Grampanchyat pls let me know to check the online status on the website link to check…

    Thanks
    Deepak
    PH:+919902944550
    Email i’d: deepakkumarbv@gmail.com

  5. @Shyam, you just need to write an application to the ARO of your area, stating that you both own the property and requesting for the khata certificate. The cost used to be Rs 100, for which you will get a receipt. Khata certificate is issued only to the owner. Anyone can apply for a khata extract. It should take 2-3 days.If the property is in one of the erstwhile BMP areas (Blr proper of old), you can get this at any of the BBMP offices (such as Mayo Hall, Jayanagar, etc.) at once as it is computerised.

  6. I have a slightly different question. I, unfortunately, seemed to have misplaced the Khata for a property I own jointly with my brother. How hard is it to get a copy of the Khata?

    Thank you

  7. Sureshbabu
    thank you for the info on Khata Transfer. I followed the guidelines as per sakala got my Khata transferred in 45 days without paying bribe. I registered my site 133 in VIDYARANYAPURA THINDULU to my daughter SHILPA .B.S by DANA PATRA .I got transferred the khata to my daughters name without paying bribe. Only I had to go up and down 5 times to bbmp corporation office VIDYARANYAPURA THINDULU. This is any way the requirement only.
    Amazing experience from BBMP. Wish they could continue such good services instead of harassing and troubling..
    Thanks to all concerned staff at BBMP VIDYARANYAPURA, BBMP Ward No 9. They are all were very receptive and helpful. Amazing experience from BBMP. Wish they could continue to help others with good services like this

  8. OC is one of the documents that needs to be attached with the khata appln. Without OC, I doubt that khata will be issued.

  9. Hi ,
    For Applying Khata for a flat in an apartment ,is OC compulsory and mandatory?,because I see in bangalore most of the apts doesnt have OC and do they have Khata?
    Please confirm.
    Thanks.

  10. @Shree : Point Noted.. Just last time to put my point forward.

    @Mahesh.. after introspecting for sometime, I think that I did not use right language (e.g. kick out) but message was kind of right. Just get above the feeling of being local in Karnataka, think as being Indian and tell that what you think is right or not. Do you think that you or any other local officials should discriminate others if they don’t know local language but know Hindi or English? The population in India now moves from one location to another every 2-3 years. Should we expect everyone to know local language? How about defence force personnel? They protect boundaries and help with internal peace. Do you expect them to learn local language to enjoy “So Called YOUR” air, water, land and facilities? If you think that they should then you need a treatment.

    Just think that… Gandhi, Sardar Patel, Subhash babu etc did not ask you or your ancestors your language or where you belong to get us freedom. I am proud Gujju and proud Indian.

  11. Friends, this is not a platform for language debate or abuse, but meant for meaningful interaction on the subject that’s written about. Disabled the abusive comments and reactions to such comments. Thanks!

  12. All, I need to get Khata transferred to my name from previous owner. The shameless employees at BBMP pretend that they don’t know hindi or English. One of the official dialled to someone and asked me to talk to the person on phone (he dialled from his number, so I can not record conversation). The person on other end asked me 10K bribe. These shameless employees don’t hesitate to directly ask bribe too as I experienced in their sub-office. The problem in Blore or Karnataka is that .. even if you record the conversation, there is no where to get the help to punish these corrupt officials.

  13. Can you please explain the process for khata transfer for DC converted, gram panchayat sites in Bangalore Urban. Where can i get the application for khata transfer for panchayat sites? What is the khata registration fee to be paid for gram panchayat sites? What to do if 3 months has already elapsed since property purchase, but khata is not transferred yet?

  14. akgrs1 – It has been some months since your comments and I wonder if you have sorted it out. It is important that before registration you ensure that to-date property taxes are paid by the builder/ previous owner. In fact, one of the documents required for registration is the up-to-date property tax receipt. You have the option of approaching the BBMP officers and asking them how they registered the property without the up-to-date tax receipt. The second option is going after the builder – serve him a notice and if he does not respond, take him to court. The third option is paying the amount yourself.

  15. Dharvesh Syed – Khata registration/ transfer fee is 2% of the stamp duty you paid at the time of registration. In case of a flat, if the previous owner(s) did not transfer the khata to her/ his name, the fee will be 2% of the stamp duty paid during each sale. Rs 125 – for Khata Certificate and Khata Extract.

  16. I got khata transfer without paying bribe a single penny. Sakala helped to to done the process. I got khata transferred within 25days. But I had to walk many (9/10) times to the office to move your application from one table to another. If any one need help related to this mail me: sameer.besu@gmail.com

  17. I recently bought a property near Hebbal in Dec 2012. Post registration, I came to know that builder has not paid the property dues from 2009 (when the flat was constructed). He now insists that i pay that amount and because of which i am not able to initiated Khata. What to do. Pls help. the amount of tax runs into 50K. I informed the builder that i will pay all tax dues post purchase, but refuses to pay his dues. is there any help available. the building is now transferred to the apartments owners association & builder is not picking up my calls now.

  18. Hi foli.
    I’m really excited to hear from someone who has experienced this process.
    I have forwarded this post to my apartment mates. I stay at Le-Terrace near SAP Labs India and we are interested in knowing your experiences in detail. (example: did you get the 15 digit acknowledgement ID once you submitted the form? did you get the PDI in the khatha?)
    Would you mind sharing your experience directly with us..? In that case can you please let me know your contact details..?

  19. Thank you so much for posting the info on Khata Transfer. I followed the guidelines as indicated in your post and got my Khata transferred in 40 days without paying brible. Thanks to all concerned staff at BBMP Rajaji Nagar Office and Mahalakshmi Layout BBMP Ward Office. They all were very receptive and helpful. Amazing experience from BBMP. Wish they could continue the good work always.

  20. Thank you so much for posting the info on Khata Transfer. I followed the guidelines as indicated in your post and got my Khata transferred in 40 days without paying brible. Thanks to all concerned staff at BBMP Rajaji Nagar Office and Mahalakshmi Layout BBMP Ward Office. They all were very receptive and helpful. Amazing experience from BBMP. Wish they could continue the good work always.

  21. Thanks a lot Arathi for posting this article. The information on the detailed procedure and documentation needed is really helpful. I am definitely motivated to try. However since its local government staff interaction, my previous experience says that either you should be able to speak Kannada or take a person who can be your translator. Even without a bribe English or any other language doesn’t work.

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