Buying a resale flat in Bengaluru: 8 documents to check before you pay an advance

A resale flat can offer a ready home, an established neighbourhood and a clearer view of what you are paying for. It also carries a history — previous owners, past loans and earlier approvals — and that history lives in the documents. Reviewing them before you pay an advance is the simplest way to protect your money.

Below are the eight documents we review with every resale buyer, along with what to look for in each.

Why resale purchases need extra care

With a new project, much of the scrutiny centres on the developer and the project’s RERA registration. With a resale flat, you are stepping into an existing chain of ownership. Any gap in that chain, an unpaid tax demand or an undischarged loan can become your problem after registration. Bengaluru’s civic records are also in transition: the Greater Bengaluru Authority (GBA) has taken over from the erstwhile BBMP, with city corporations now handling property records for their areas, so it is worth confirming that the records you are shown are current.

The eight documents

1. Title deed and the flow of title

Ask for the seller’s registered sale deed and the earlier deeds that show how the property passed from one owner to the next. Your advocate will check that the chain is unbroken, that names and property descriptions match across documents, and that any inheritance or gift transfers are properly documented.

2. e-Khatha (GBA, erstwhile BBMP)

The e-Khatha is the digital property record introduced in Bengaluru from October 2024 and issued through the e-Aasthi system. In March 2025, the Department of Stamps and Registration directed sub-registrars to process registrations through the e-Aasthi and e-Khatha systems, so the property should have a valid e-Khatha before you plan the registration date. Check that the owner’s name, property details and area match the sale deed, and ask your advocate to explain the implications if the property is recorded as B-Khatha.

3. Encumbrance Certificate (EC)

The EC lists registered transactions on the property, including sales and mortgages, for the period you request. In Karnataka it can be obtained online through the Kaveri Online Services portal of the Department of Stamps and Registration. Request a period long enough to cover the ownership history your advocate wishes to examine, and read every entry rather than looking only for the word “nil”.

4. Property tax receipts

Ask for recent property tax receipts under the Self Assessment Scheme (SAS), which carry the property’s SAS application number. Confirm that tax has been paid up to date and that the details match the e-Khatha.

5. Approved plan, Commencement Certificate and Occupancy Certificate

The sanctioned building plan shows what was approved; the Commencement Certificate (CC) confirms that construction was permitted to begin; and the Occupancy Certificate (OC) confirms that the completed building was approved for occupation. Compare the flat’s actual layout and floor with the approved plan, and note any additional floors or structural changes.

6. Association NOC and maintenance dues

In an apartment complex, ask the owners’ association for a no-objection letter and a statement confirming that maintenance charges and any corpus contributions are clear. This also helps you understand the monthly running costs of the home.

7. Loan closure papers, if the flat is mortgaged

Many resale flats carry the seller’s home loan. In that case, agree in writing how the outstanding amount will be settled, and ensure you receive the lender’s closure letter and the original title documents released by the bank. If you are taking a loan yourself, your lender will also run its own legal and technical verification.

8. Utility records

Check the electricity account (BESCOM RR number) and the water connection records, and ask for recent paid bills. Arrange for the accounts to be transferred to your name after registration.

A practical sequence

1. Collect copies of all eight documents before discussing the advance.
2. Have a qualified advocate review the title, e-Khatha and EC, and give a written opinion.
3. Visit the flat to compare it with the approved plan and confirm its condition.
4. Record the agreed price, timelines and loan settlement in a sale agreement.
5. Pay the advance only after the legal opinion is satisfactory.

This article is for general information only. Please consult a qualified advocate, chartered accountant or your lender for advice specific to your situation.

Sources

• Deccan Herald — Explained: What is e-Khata and how to get it (30 June 2025)
• Deccan Herald — Don’t register properties without e-Khata: govt to sub-registrars (14 March 2025)
• Kaveri Online Services — Department of Stamps and Registration, Government of Karnataka
• Brigade Group — GBA replaces BBMP: what Bangalore property owners need to know (July 2026)