Guide to Tax Name Change in BBMP in Ramamurthy Nagar

Changing the name on the property tax records in Ramamurthy Nagar is a crucial step for new property owners. Whether you’ve recently purchased a property, inherited it, or received it as a gift, updating the tax records ensures that property tax bills are addressed to the correct owner.

Here’s an in-depth guide covering all scenarios and steps involved in changing the tax name in BBMP (Bruhat Bengaluru Mahanagara Palike).

Introduction to Name Change in BBMP in Ramamurthy Nagar

When you acquire a property in Ramamurthy Nagar, it’s essential to update the property tax records to reflect your ownership. This process, known as the tax name change, ensures that all property tax notices and bills are sent to the rightful owner. Here’s a detailed look at how you can navigate this process smoothly.

What is BBMP Property Tax in Ramamurthy Nagar?

The Bruhat Bengaluru Mahanagara Palike (BBMP) levies an annual property tax on all residential, commercial, and vacant properties under its jurisdiction. The revenue collected is utilized to improve the city’s civic infrastructure, such as roads, sanitation, waste management, and street lighting.

Who is Liable to Pay BBMP Property Tax?

Every property owner within BBMP limits is required to pay property tax each year. This includes owners of houses, apartments, commercial establishments, and vacant plots. The tax must be paid regardless of whether the property is self-occupied, rented out, or left vacant, as it is a legal obligation.

Who is Responsible for Collecting Property Tax in Ramamurthy Nagar?

Property owners in Bengaluru must pay property tax annually to the city’s municipal authority, the Bruhat Bengaluru Mahanagara Palike (BBMP).

The BBMP calculates tax using the Unit Area Value (UAV) system, which is determined by the potential rental income of the property, taking into account its location and usage type.

The tax amount is worked out based on a fixed rate per square foot per month (Unit) linked to the property’s area and then multiplied by the applicable property tax rate (Value).

For tax purposes, the BBMP has divided its jurisdiction into six value zones, defined using the guidance values issued by the Department of Stamps and Registration. The tax rate for a property varies depending on which zone it falls under.

Benefits under the Income Tax Act in Ramamurthy Nagar

Property tax paid can be claimed as a deduction from the Gross Annual Value (GAV) of a property when calculating income from house property, provided these conditions are met:

1. The GAV of the property is not NIL (i.e., not self-occupied).
2. The property owner has paid the tax.
3. The payment is made within the ITR filing due date.

Scenarios Requiring Tax Name Change in BBMP in Ramamurthy Nagar

1. Property Purchase: After buying a property, the new owner needs to update the tax records.
2. Inheritance: If you inherit a property, the tax records must be updated to reflect the new ownership.
3. Gift Deed: When a property is received as a gift, the recipient must change the name on the tax records.
4. Company Ownership Changes: When a company owns a property, any change in the company’s name or ownership structure requires an update in the tax records.
5. Legal Disputes: After the resolution of a legal dispute involving property ownership, the tax records need to be updated accordingly.

Required Documents for Tax Name Change in BBMP in Ramamurthy Nagar

To change the name in the property tax records, you will need the following documents:

• Sale Deed or Gift Deed: Proof of ownership transfer.
• Previous Property Tax Receipts: To ensure all dues are cleared.
• Khata Certificate and Extract: Official record of property in BBMP’s register.
• Encumbrance Certificate: A record of all financial transactions related to the property.
• ID and Address Proof: For verification purposes.
• Application Form: Form for name change in tax records, available at BBMP offices or online.

Step-by-Step Process Tax Name Change in BBMP in Ramamurthy Nagar

1. Collect Necessary Documents: Gather all required documents as listed above.
2. Fill Out the Application Form: Obtain the form from the BBMP office or download it from the BBMP website.
3. Submit the Application: Visit the nearest BBMP office and submit the application along with all required documents.
4. Verification: BBMP officials will verify the submitted documents. This may include an inspection of the property.
5. Pay the Fee: There may be a nominal fee for processing the name change.
6. Receive Acknowledgment: After submission, you will receive an acknowledgment receipt from BBMP.
7. Follow Up: Track the application status through the BBMP website or by visiting the BBMP office.
8. Completion: Once verified, the tax records will be updated, and you will receive the updated tax documents.

Online Application Process

BBMP also offers an online application process for the tax name change:

1. Visit BBMP Website: Go to the BBMP property tax portal.
2. Login/Register: Create an account or log in if you already have one.
3. Fill the Online Form: Complete the online form for name change and upload scanned copies of the required documents.
4. Submit and Pay Fees: Submit the form and pay the applicable fees online.
5. Track Application: Use the portal to track the status of your application.

Offline Payment Method

• Visit a Ramamurthy Nagar One Centre or the Assistant Revenue Office to collect the relevant property tax application form.
• Complete the form, attach any required details, and submit it at the same center or office.
• You can make the payment using either a card or a demand draft.

The BBMP has partnered with several banks to facilitate property tax payments, including:

• Canara Bank
• Axis Bank
• HDFC Bank
• ICICI Bank
• IDBI Bank
• Corporation Bank
• Indian Overseas Bank
• YES Bank
• Kotak Mahindra Bank
• Indian Bank
• State Bank of India (SBI)
• Bank of Maharashtra
• IndusInd Bank

If you selected the challan payment option while filing the form online, the tax amount can be paid at any of these centers or banks.

How to Pay Property Tax using BDA Online Portal

Taxpayers can pay their overdue taxes to BBMP via BDA’s online portal- www.bdaRamamurthy Nagar.org/ or https://propertytax.bdaRamamurthy Nagar.org. They first need to be registered on BDA’s portal and sign in to make payments. 

Follow the given detailed steps to easily pay your property taxes online: 

Steps to Pay BDA Property Tax Online

• If you are not yet registered, visit the BDA property tax portal at https://propertytax.bdaRamamurthy Nagar.org. Enter your Property ID and Site ID (as mentioned in your previous tax receipt) and click ‘Submit’.
• If you are already registered, simply click ‘Login Here’.
• On the next screen, enter your phone number and email ID, tick the box to agree to the terms and conditions, and click ‘Submit’.
• Enter the OTP sent to your registered phone number and press ‘Submit’.
• You will now be able to view your tax details such as payable tax amount, cess, payment date, and other information. Verify that all details are accurate.
• Go to the payment section and click ‘Pay Now’ to make the payment using a debit card, credit card, or net banking.
• Once the payment is successful, you will receive a confirmation SMS and email. You can also download or print the receipt for your records.

Tips for a Smooth Process

• Ensure All Dues are Paid: Clear any outstanding property tax dues before applying for a name change.
• Double-Check Documents: Verify that all documents are in order and correctly filled out to avoid delays.
• Keep Copies: Keep copies of all submitted documents and receipts for future reference.
• Follow Up Regularly: Regular follow-ups can expedite the process.

How to Download BBMP Property Tax Receipt

To get your BBMP tax receipt, follow these steps:

1. Visit the BBMP property tax portal.
2. Enter the required details:
   
   • Choose the assessment year
   • Provide your application number
   • Enter the captcha code and click ‘Submit’
3. Your property tax receipt will be available for download in PDF format.

Handling Delays and Issues

• Delays in Name Update: Sometimes, the name in the property tax record may not be updated during the Khata transfer process. In such cases, it is necessary to write a letter to the Assistant Revenue Officer, requesting the name change in the records.
• Average Time Frame: On average, it takes around 10 days to change the name in the property tax record after submitting the follow-up letter.

Difference between BBMP Tax Name Change and BBMP Khata Transfer

Aspect	BBMP Tax Name Change	BBMP Khata Transfer
Definition	Updating the property tax records to reflect the new owner’s name.	Transferring the Khata, a document that records property details in municipal records, to the new owner.
Purpose	To ensure property tax bills and notices are sent to the correct owner.	To officially update the property records in BBMP to reflect the new owner’s name.
Required Documents	1.Sale Deed or Gift Deed2. Previous Property Tax Receipts3. ID and Address Proof4. Application Form	1. Sale Deed or Gift Deed2. Previous Khata Certificate and Extract3. Encumbrance Certificate4. Latest Tax Paid Receipt5. ID and Address Proof6. Affidavit Declaring Ownership Transfer
Process Steps	1. Collect necessary documents.2. Fill out the application form.3. Submit the application at BBMP office or online.4. BBMP officials verify documents.5. Pay the processing fee.6. Receive acknowledgment.7. Track application status.8. Completion and receipt of updated tax documents.	1. Collect necessary documents.2. Fill out the Khata transfer application form.3. Submit the application at the local BBMP office.4. BBMP officials verify documents and inspect property if required.5. Pay the required fees.6. BBMP processes the application.7. Receive updated Khata certificate.
Time Frame	Typically completed within a few weeks.	Usually takes a few weeks to a few months, depending on documentation and verification.
Fees	Nominal processing fee.	Includes fees for transfer and any pending property taxes.
Complexity	Relatively simple; involves verification of ownership documents.	More complex; involves multiple documents, verification, and sometimes property inspection.
Scope	Limited to updating name in property tax records.	Comprehensive update of property records in BBMP’s register.
Legal Importance	Ensures correct billing for property taxes.	Legally transfers property ownership in municipal records.
Scenarios	1. Property purchase2. Inheritance3. Gift deed4. Companyownership changes5. Legal disputes	1. Property purchase2. Inheritance3. Gift deed4. Regularization of unauthorized properties5. Legal disputes
Follow-up	Regular follow-up may be needed for status updates.	Follow-up may be necessary to ensure verification and inspection are completed.

Steps to Calculate Property Tax

1. Built-up Area × Unit Area Value × 10 months = Total 1 (T1)
2. T1 – Depreciation (if applicable) = Taxable Annual Value
3. Taxable Annual Value × 20% = Property Tax
4. Property Tax × 24% = Cess
5. Property Tax + Cess = Gross Property Tax Payable
6. Gross Property Tax Payable × 5% = Rebate (for early payment)
7. Gross Property Tax Payable – Rebate = Net Property Tax Payable

BBMP Property Tax Due Date & Discounts

If you pay your property tax in one lump sum before the BBMP deadline, you’ll receive a 5% rebate. Late payments, however, attract a 2% monthly interest charge. Alternatively, you can choose to pay the amount in two installments without incurring interest, but in this case, the rebate won’t apply. Make sure the full payment is completed by July 31st.

Reliable Professionals for BBMP Tax Name Change in Ramamurthy Nagar

Updating the property tax name in BBMP records is a critical process for property owners in Ramamurthy Nagar. Whether due to inheritance, property purchase, or legal transfer, ensuring that tax records reflect the correct ownership prevents disputes and future complications. Skilled agents and legal professionals help residents with documentation, verification, and smooth coordination with BBMP offices, making the process efficient and stress-free.

1. Arun Prakash

• Services: Specializes in handling BBMP Tax Name Change cases in Ramamurthy Nagar.
• Address: Ramamurthy Nagar Main Road, Bengaluru – 560016
• Contact: +91-8588887480
• Qualification: LLB from National Law School of India University
• Experience: 10 years
• Description: Arun has extensive experience in legal procedures related to municipal records. His systematic approach ensures that clients’ name change requests are processed quickly and without errors.

2. Meena Raghavan

• Services: Assists homeowners in Ramamurthy Nagar with BBMP Tax Name Change applications.
• Address: Dodda Banaswadi, Ramamurthy Nagar, Bengaluru – 560043
• Contact: +91-8588887480
• Qualification: B.Com from Mount Carmel College
• Experience: 8 years
• Description: Meena is well-versed in BBMP’s documentation requirements and is known for her attention to detail, ensuring applications are filed correctly and accepted in the first attempt.

3. Ramesh Iyer

• Services: Offers end-to-end support for BBMP Tax Name Change in Ramamurthy Nagar.
• Address: TC Palya Main Road, Ramamurthy Nagar, Bengaluru – 560016
• Contact: +91-8588887480
• Qualification: BBA from Christ University
• Experience: 12 years
• Description: Ramesh has successfully guided many property owners through tax record updates. His ability to resolve complex cases makes him a trusted professional in the area.

4. Kavya Natarajan

• Services: Focuses on BBMP Tax Name Change services in Ramamurthy Nagar.
• Address: Horamavu Junction, near Ramamurthy Nagar, Bengaluru – 560043
• Contact: +91-8588887480
• Qualification: LLB from Bangalore University
• Experience: 9 years
• Description: Kavya brings legal expertise to municipal processes, helping clients with thorough verification and representation. She is known for making the procedure smooth and transparent.

5. Suresh Bhandari

• Services: Provides expert guidance for BBMP Tax Name Change in Ramamurthy Nagar.
• Address: Babusapalya, Ramamurthy Nagar, Bengaluru – 560043
• Contact: +91-8588887480
• Qualification: B.Com from PES University
• Experience: 14 years
• Description: Suresh is a senior consultant who has built strong connections with BBMP offices. His experience ensures clients get faster approvals and accurate documentation.

Conclusion

Updating the tax name in BBMP records is a critical step for new property owners. By following the outlined steps and ensuring all documents are in order, you can smoothly navigate this process.

Whether you’re dealing with a property purchase, inheritance, or any other scenario, this guide provides all the information you need to ensure your property tax records are accurately updated.

BBMP Tax Name Change Office in Ramamurthy Nagar

Image of BBMP Tax Name Change Office in Ramamurthy Nagar

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Frequently Asked Questions on Tax Name Change in BBMP in Ramamurthy Nagar

Q1. How do I change the name on my BBMP property tax records in Ramamurthy Nagar?

Ans1. To change the name on your BBMP property tax records, you need to submit an application with the required documents, including the sale deed, previous property tax receipts, and ID proof. The process typically involves applying at the local BBMP office or online through the BBMP portal.

Q2. What documents are required for changing the name in BBMP property tax records in Ramamurthy Nagar?

Ans2. The required documents include the sale deed or gift deed, previous property tax receipts, Khata certificate and extract, encumbrance certificate, and ID and address proof of the new owner.

Q3. How long does it take to change the name in BBMP property tax records?

Ans3. The process usually takes around 15 working days after submitting the application. However, delays can occur, and it might take additional follow-up to ensure the name is updated.

Q4. Can I change the name in BBMP property tax records online?

Ans4. Yes, you can change the name in BBMP property tax records online by visiting the BBMP property tax portal, logging in, and following the instructions to submit the required documents.

Q5. What is the fee for changing the name in BBMP property tax records in Ramamurthy Nagar?

Ans5. The fee for changing the name in BBMP property tax records can vary but typically includes a nominal processing fee. It’s advisable to check the latest fee structure on the BBMP website or at the local BBMP office.

Q6. What should I do if my name is not updated in the BBMP property tax records after Khata transfer?

Ans6. If your name is not updated after the Khata transfer, you should submit a follow-up letter to the Assistant Revenue Officer (ARO) along with copies of the Khata certificate, Khata extract, and the current year’s property tax receipt.

Q7. Why is it important to update the name in BBMP property tax records?

Ans7. Updating the name ensures that property tax bills and legal communications are sent to the correct owner, avoiding potential legal and financial complications.

Q8. Can the name change in BBMP property tax records be done without a Khata transfer in Ramamurthy Nagar?

Ans8. No, a Khata transfer is usually a prerequisite for updating the name in BBMP property tax records. The Khata document officially records the property details and ownership.

Q9. How can I verify if my name has been updated in the BBMP property tax records? 

Ans9. You can verify the name change by checking the BBMP property tax portal using your property identification number (PID) or the application number provided on the receipt.

Q10. What are common issues faced during the name change process in BBMP property tax records?

Ans10. Common issues include delays in document verification, incomplete applications, outstanding property tax dues, and the need for additional follow-ups with BBMP officials to ensure the name update is processed correctly.