Khata — and the A vs B distinction
In Bengaluru, "khata" refers to a municipal record (maintained by BBMP for its area) that identifies a property for the purpose of property tax — essentially an account that says this property exists in the records and who is responsible for the tax on it. Having a khata is commonly needed for things like paying property tax, and is often looked at when applying for connections or loans.
Buyers frequently hear about "A khata" and "B khata". Broadly, an A khata is associated with properties recorded as compliant with local rules and approvals, while a B khata has historically been used for properties recorded with some pending compliance. The practical implications of each — and how the system is administered — have changed over time and are specific to the local body, so do not treat this A-versus-B summary as the final word.
Because khata rules, categories and processes are set locally and keep evolving, confirm the current position for your specific property with BBMP (or the relevant authority) or a property lawyer before relying on it.
Title and the encumbrance certificate
"Title" refers to the seller's legal right to the property — that they actually own it and can sell it to you. Confirming clear title usually means tracing ownership through past documents and checking there are no obvious disputes or defects. This is detailed work that buyers commonly hand to a property lawyer, who reviews the chain of ownership and related documents.
An encumbrance certificate is a related document that broadly reflects registered transactions on a property over a period — for example registered sales or mortgages — and is often used to check whether the property carries a registered loan or charge. It is one useful signal, though it does not necessarily capture every possible claim.
Given how much can turn on title, this is an area where general reading is not enough. Have a property lawyer examine the title and encumbrance position for your specific property, and verify records with the relevant sub-registrar or authority.
Occupancy Certificate and Completion Certificate
A Completion Certificate (CC) is generally a document indicating that a building has been constructed and that the local authority has recorded its completion, broadly in line with the approved plan. An Occupancy Certificate (OC) generally indicates that the building is considered fit for people to occupy. The exact meaning, availability and naming of these certificates vary by local authority.
For a buyer, these matter because they are signs that the building was completed and cleared through the proper process rather than left in an informal or deviated state. An OC is often relevant when moving in, applying for certain connections, or when a bank assesses a property, though local practice differs.
If a seller cannot produce an OC or CC where you would expect one, treat it as a question to resolve, not a detail to ignore — ask why, and take legal advice. As with everything on this page, confirm what applies to your specific property with the local authority or a property lawyer before you commit.
Frequently asked
What is the difference between A khata and B khata?
Why does an Occupancy Certificate matter when buying?
Can I check title myself, or do I need a lawyer?
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