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. Sekar – I think you should ask BBMP what you need to do to get your khata. It would be good if the khatas just “arrived” (that’s the way it should be after going through registration, etc., but it is not the case!). We need to ask for them, and BBMP, being the issuer, is the best “person” to let us know what it needs to issue the khata.

  2. Hi Aarthi,
    I have brought a flat in hoysala nagar (parallel) to ramamurhy nagar in 2004. I have bkhata with me for my flat. In my apartments of 40 flats around 19 flats were issued akhata (none of us know how). When we checked with bbmp office, they mentioned that our akhatas have not yet arrived. We are clueless on what needs to be done for a bkhata to akhata conversion. Can you please help? Thanks

  3. Hi Arathi
    Thank you very much for the prompt clarification. I was about to take up the issue with ARO.

    Ramarao

  4. VVK Rama Rao – stamp duty is 5.65%, while registration fee is is 1%. You have interchanged the two.

  5. VVK Rama Rao
    Can you pl clarify about Khata Transfer Charges.Your site says it is 2% of Stamp duty paid on Registration. Registration fees now is 5.6% of value of the property, and Stamp duty is 1% of value of the property being Registered. I went to Ward No 79 Sarvagna Nagar BBMP revenue office with all proper documents, and a DD for 2% of Stamp duty paid on Registration. They demanded a DD for 2% of Registration fees. When I Questioned about it , they showed me that they are correct and showed applications of many people with DD’s of 25 on Registration fees. I had to buy an extra DD for the balance and submit the papers.

    Please clarify

  6. Caroline – betterment charges are actually supposed to be paid by the builder, which he charges to the flat owners, either as part of the quoted rate or separately. As a part of building sanction, many builders paid bettement charges to the BDA, so they were not willing to pay again to the BBMP. The BBMP started collecting betterment charges from the flat owners http://www.thehindu.com/news/cities/bangalore/bbmp-puts-onus-of-betterment-charges-on-flat-buyers/article6731071.ece Check with your neighbours about wht they have done. Is yours a new place or does it already have a khata? Depending on this, the processes differ slightly. You will need to apply in your area’s BBMP office.

  7. Hi Arathi,

    Do we need to pay any anything called Betterment charges as part of Katha Transfer? I am hearing a lot about these nowadays and the charges are very high. Kindly guide.
    Also i would like to know if we can apply for Katha at any other nearby BBMP office or is it necessary to do it from our area itself?

  8. Banumathi – The process described in this article is for khata registration (first time khata issual for a new flat) but the process is about the same for khata transfer. Work flow is a bit different but still takes about 30 days.
    4th buyer means that there are totally 4 sale deeds for the flat. Is there a khata issued at all? If so, then it is khata transfer. Requirements are the same as mentioned.
    If nkhata has been issued to the previous owners, then it is khata registration and you can go through the same process as above, but you will need to attach all 4 sale deeds and khata fee is 2% of the stamp duty of all the sale deeds.

  9. Manoj – you should not have to pay, and if you do pay, you should get a BBMP receipt for all payments.

  10. HI Arathi! I am Banumathi I had purchased a flat in Vignan nagar during Nov 2014
    Please guide me in getting the khatha certificate through SAKALA.In the first para of this
    page it is for applying khatha certificate for new property Is it the same for 4th buyer also?
    kindly clarify.

  11. Hi, I have a CMC katha from Mahadevapura for a villa and many of my neighbours transferred the Katha to a BBMP Katha by paying money. However, I was not willing to but while trying to get it transferred officially, officers started saying my Katha is not written in their books. How do I proceed to get an official BBMP katha for a site I own & live for 16 years?

  12. Thank you for the Quick Reply 🙂
    The Link you provided is not showing up.
    I discussed with my neighbors and we have a 25% violation in the building so is this within the permissible limits ??
    Any idea when will the akrama-sakrama be enabled by the Government?

  13. Somesh BK – if one goes by the rule (BBMP Building Byelaws), the flats should not be occupied without Occupancy Certificate (OC). You can read more at this link http://bangalore.citizenmatters.in/articles/how-to-get-occupancy-certificate-home-bangalore-bbmp. OC will be issued if there are no violations or if the violations are within the permissible limits. Otherwise, the builder will have to wait for akrama-sakrama to get the violations regualrised and then get OC. OC is generally given for the whole building, and this will be needed before khata bifurcation and after that khata registration is done for individual flats. You should pursue the builder for the OC, find out the reasons why it has not been issued, and depending on this decide on how to proceed.

  14. Hi Mrs Arathi,

    The post is very informative, Thank you very much for this.
    I purchased an apartment in 2012. We had very less occupants initially, Hence the builder delayed in transferring the KHATA but now 25 flats have been occupied out of 48, Still the builder is delaying for the transfer and he is not providing the Occupation Certificate as well, Is there any way or government process to get it from the builder?? Is there any rule that states the minimum number of occupants for issuing katha or Occupation certificate?

    Regards,
    Somesh B K

  15. Hi Arathi,

    Kiran here, request your suggestion on the following..

    i have purchased a land near Chikkabanavara from one individual and it has been registered in the month of Oct 2013, and i have visited the panchayat office many times and they are saying that transferring of Khatha is on hold as per the Govt orders.. is it really so. i am waiting since from Oct 13 to get it done.

    Kirankumar

  16. As mentioned to you earlier Ramanathan, khata for a flat is at the flat level. Once bifurcation is done, each flat is on his own. The whole building together is only from a logistics perspective – it makes it easier for the officer to do the whole lot in one go. This I say from our own experiences, where we also were told to do all the flats together, but we didn’t do it that way. I am aware that currently, in parts of Bangalore, people in apts are applying for their khatas, and this in small lots, as BBMP is doing “khata drives” to rake in untapped revenue. It is worth mentioning here that for each apt complex, the officials give their own list of requirements, and it varies from apt to apt. People are so desperate to get the khatas that no one questions.

  17. Hi Mrs. Arathi,
    I agree with you on bifurcation. But why is that the officials are asking for Basic documentation( Attested Sale deed, EC & Property Tax paid receipt) for all the owners. If an apartment has more than 100 flats, is it possible? First time when we met RI, he was particular that we must submit the basic document of all owners, but second time when we submitted 38 applications, he was not keen. He was also under pressure from Sakala team.
    Just for collecting documents from 47 people, we had to put in lot’s of effort. I would have exchanged close to 200 mails in 2 weeks. Some owners had to come from different state. It was a humongous task, never easy. I seriously doubt that we were deliberately mislead by RI & ARO .

  18. Ramanathan – this bifurcation of the area for flats is generally the builder’s responsibility, which is why it would not figure in the khata registration process outlined.

  19. As suggested by Mrs.Aarthi, we were about to meet RO, but we got deviated in another channel. We wrote a complaint letter and forwarded the same to a team who is very much aware of escalation process in BBMP. This was forwarded to BBMP administrator Mr.Vijay Bhaskar IAS. Through him, we managed to get a “dedicated” Sakala officer to overlook the processing of our applications.

    Yesterday, we were able to submit 47 applications out of 48 in our flat. We also provided what the BBMP officers call – “Sub number details” which gives them an idea of bifurcation of apartments. It includes – Flat no:, Name, Super Built up Area, Undivided Share & Property tax payment details(Application Number & amount). This seems to be mandatory but nowhere it is mentioned in BBMP website or Sakala Website.

    When we submitted the applications , we told that RI we are yet to submit application for 1 flat and he was OK. In our case, we actually submitted the whole set of documentation for all the 47 owners to avoid any further delay. I am still not convinced why we need to submit the basic documentation for all the flat owners. How can government keep a rule which is practically impossible for citizens to achieve. Flat owners especially in Bangalore stay in every part of the world. By keeping such stringent rule, basically service is denied to common man indirectly. But with bribe, no such rule is applicable which is really ironical.
    So, as of now our applications are good to get processed after 22 days of holding.

    Regards,
    Ramanathan c

  20. Ramanathan – Yes, ARO/ RO is the person, not AE. As you are collecting all the documents that BBMP has asked for (of all the 48 owners), BBMP will not have anything to complain about. I appreciate the efforts at trying to do this without bribe. This is definitely the way it should be. I don’t I think you will face resistance because they already know you are not going to pay them anything. However, if you do have a problem, I think you have been patient enough to let them know that you will report them. Stay patient, don’t get anxious. Good luck. Will mail you separately.

  21. Hi Arathi,

    Thanks a lot for your quick response and your time.

    Today, we went to AE office, Mahadevpura , the helpdesk staff told us that AE takes care of Road/drainage related issues only and for Khata transfer
    we need to meet RO in Bellandur ward for our area. Please advise if we are being shown the right direction.

    Today, one of the officer from ARO Marathalli(don’t want to reveal name/designation in public) approached our Builder’s manager and asked for bribe for getting things
    done for 48 owners put together. When i initially started for getting Khata transfer, i approached an agent to get a pulse of the amount being asked. Agent
    is well connected with Marathalli BBMP officer. The Marathalli officer has slashed the bribe amount by 65% especially when he realized that we are very
    much aware of Sakala and utilized the same with him.

    Now, we have decided that we will not give bribe. We did aggressive campaigning and in 3 days already we have got response from all the owners except 5 out
    of 48. We will be in a position to apply for khata transfer in 1 month time for all. Now the question is, since we are going to ignore the bribe
    offer, we might be facing resistance. The other day, sakala officer after talking to BBMP officer in front of us also told we need to submit paper work of
    all the 48 owners. If we face resistance, should we again call Sakala or Lokayukta? Will Lokayukta be effective. RTI is another option we have. I know in 1 apartment in Whitefield Borewell road – Vijashree Elixer, where individuals have got Khata. Also, we are not sure how the meeting with
    RO is going to be. Much will depend on RO’s response. We have not yet spoken with ARO. But when we talked with RI, we could feel that ARO and RI are in
    same side of the coin.

    Please provide your suggestion/advise how to proceed especially on the option of Sakala/Lokayuktha/RTI if we face resistance. My Mail id is ramanathan.mca@gmail.com. If you could drop a mail to me, it will be really helpful for
    our community.

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