Bottom line: Before paying a single rupee, you must verify at minimum: title deed, encumbrance certificate, RERA registration, approved building plan, Khata, land conversion (if applicable), Commencement Certificate, and Occupancy Certificate (for ready projects). Skipping any of these checks can cost you your entire investment. This checklist covers every document, what it proves, and how to verify it.

Buying a flat in Bangalore without checking documents is like signing a blank cheque. Most buyers rely entirely on the developer's sales team or their bank's loan approval — neither of which constitutes independent legal verification. This checklist gives you every document you need to check, why it matters, and where to verify it.

The Essential Documents Checklist

1. Title Deed (Sale Deed / Mother Deed)

The title deed establishes who owns the land on which the project is built. It's the most fundamental document.

• What to check: The chain of ownership from the original owner to the current developer. Every transfer should be documented and registered.

• Red flag: Gaps in the ownership chain, Power of Attorney (GPA) sales without registered sale deeds, or disputes mentioned in the document.

• Where to verify: Sub-Registrar's office where the property was registered. You can also request a certified copy.

2. Encumbrance Certificate (EC)

The EC shows whether the property has any legal dues, mortgages, or litigation against it.

• What to check: Get an EC for the last 13–30 years (the longer the better). It should show no mortgages, liens, or court orders against the property.

• Red flag: Active mortgage to a bank or financial institution (common — developers mortgage land for construction finance, but it should be released before sale). Court attachments or litigation entries.

• Where to verify: Sub-Registrar's office or Kaveri Online portal (Karnataka government).

3. RERA Registration Certificate

Under the Real Estate (Regulation and Development) Act, every project with 8+ units or 500+ sq. metres must be registered with K-RERA.

• What to check: Valid RERA number, project completion date, developer details, and whether the project is in "ongoing" or "completed" status.

• Red flag: No RERA number, expired registration, or discrepancy between RERA-registered details and what the developer is marketing.

• Where to verify: K-RERA official portal (rera.karnataka.gov.in). Search by project name or RERA number.

4. Approved Building Plan

The building plan must be approved by BBMP or BDA before construction can legally begin.

• What to check: The approved plan should match the actual construction — number of floors, setbacks, parking provisions, and unit layouts. Check that the developer hasn't deviated from the approved plan.

• Red flag: No approved plan, or the developer claiming "approval in progress" while construction is underway.

• Where to verify: BBMP building plan approval section. The developer should provide a copy — if they refuse, that's a red flag.

5. Khata Certificate and Extract

Khata is the property tax assessment record maintained by BBMP. An A-Khata means the property is in BBMP's main register; a B-Khata means it's in the secondary register (typically for properties in disputed or unapproved layouts).

• What to check: A-Khata is preferable. It enables property tax payment, utility connections, and bank loan processing.

• Red flag: B-Khata properties face difficulties in getting bank loans and may have layout approval issues.

• Where to verify: BBMP Khata portal or the jurisdictional BBMP office.

6. Land Conversion Order (if applicable)

If the land was originally classified as agricultural, it must be converted to residential use before development.

• What to check: DC (Deputy Commissioner) order converting the land from agricultural to non-agricultural use.

• Red flag: No conversion order, or conversion applied for but not yet granted.

• Where to verify: Tahsildar's office or the Deputy Commissioner's office for the relevant district.

7. Commencement Certificate (CC)

Issued by BBMP, the CC authorises the developer to begin construction after the building plan is approved.

• What to check: Valid CC issued before construction started. Construction without a CC is illegal.

• Red flag: Developer unable to produce CC, or CC issued after construction had already begun.

8. Occupancy Certificate (OC)

For ready-to-move flats, the OC certifies that the building has been constructed according to approved plans and is safe for habitation.

• What to check: Valid OC from BBMP. Without an OC, the building is technically not approved for habitation.

• Red flag: No OC, or "partial OC" for some floors. Moving into a building without OC means no legal water/electricity connections and insurance complications.

• Where to verify: BBMP building section for the relevant ward.

9. Completion Certificate

Similar to OC but confirms the entire project (including common areas, amenities, roads) has been completed as per the approved plan.

10. Tax Receipts (Property Tax, Land Revenue)

Verify that all property taxes and land revenue are paid up to date. Unpaid taxes create encumbrances.

Additional Documents for Under-Construction Projects

• Builder-Buyer Agreement (BBA): Read every clause. Check penalty clauses for delayed possession, specifications promised, and payment schedule.

• No Objection Certificates (NOCs): From fire department, pollution control board, airport authority (height restrictions), and electricity board.

• Environmental Clearance: Required for projects above certain size thresholds. Check MoEFCC portal.

• Structural Stability Certificate: From a licensed structural engineer.

Documents for Bank Loan Processing

Banks will require many of the above documents, but a bank approving a loan is not a substitute for your own legal verification. Banks assess their lending risk, not your ownership risk. Get an independent lawyer to review all documents before signing the sale agreement.

How to Get Documents Verified

1. Hire an independent property lawyer — not one recommended by the developer. Budget ₹10,000–25,000 for a thorough title search and document review.

2. Visit the Sub-Registrar's office to independently pull the EC and verify the title deed chain.

3. Check the K-RERA portal yourself — don't rely on the developer's printout.

4. Visit the BBMP ward office to verify the building plan approval and Khata status.

The total cost of independent verification is ₹15,000–30,000. The cost of not verifying can be your entire investment.