Learn about the BDA Khata Transfer in Bangalore

by  Adv. Anamika Chauhan  

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Learn everything you need to know about transferring Khata in Bangalore's BDA area, from essential documents to online and offline procedures.

Have you recently bought a property in the BDA area of Bangalore city and must be wondering about transferring the Khata from the name of the old Seller to the new one? You are in the right place we will help you navigate the process of BDA Khata Transfer.

Our expert legal team is here to assist you with every step of the BDA Khata transfer process. Schedule an online consultation today and get personalized guidance to ensure a smooth and hassle-free experience.

What is Khata?

As the name implies, Khata is an Urdu word for maintaining the accounts on the property. A Khata Certificate is required in the case of a transfer or at the time of the new registration of the property. A Khata Certificate cannot be used in place of a Transfer Deed. 

Types of Khata

Two types of Khata are issued on the property. With the help of a bifurcation table, let’s understand the difference between the types of the Khata in detail. 

Khata A Khata B
The properties under this Khata are legalThe properties under this Khata are illegal
The ownership of these properties can be easily transferred The ownership of  these properties cannot be transferred as they are not legal properties
Loans can be easily availed on such kinds of propertiesLoans cannot be availed on such kinds of properties
These properties fall under the jurisdiction of the BBMPKhata B properties fall under the local authorities 
The properties under Khata A have the authority to build and construct The properties under Khata B have no authority to plan, build, and construct
The properties under this Khata can be sold easilyThe properties under this Khata can not be sold 
These properties can easily obtain approval from the government for their Building Plans.These properties cannot obtain approval from the government for their Building Plans.
These properties can make an application to the utility services providerThese properties cannot make an application to the utility services provider

Introduction to BDA 

BDA stands for Bangalore Development Authority. It is a body/institution that the government developed in the year 1976 for the smooth planning and development of Bangalore. 

Importance of the BDA Khata Certificate for Khata B properties

As we know, there are many issues with the Khata B properties as they are not considered legal. However, BDA plays an important role in saving these properties. BDA issues a legal document that depicts that the property complies with and has complied with all the rules and regulations applicable to the area, which in turn brings a sense of security to the Khata B properties. 

What is the function of the BDA?

As we know, the BDA is a government authority that ensures and monitors the development of the area. However, the main functions of the BDA authorities are to:

  • Monitoring Land Acquisition and Development: The main function of the BDA is the acquisition of the land and to development of it. The development consists of residential and commercial properties. 
  • Ensuring Regulation: The second important function of the BDA is to provide a smooth function and ensure that the developers follow the regulations specified by the BDA within the vicinity of the city. 
  • Provider of Services: As we know, the BDA is a government authority that works to fulfill the essential services on the property. These services include water, electricity, sewerage, etc. 

People Also Read: How to Obtain an E-Khata Certificate in Bangalore

What are the advantages of BDA Properties?

BDA offers a wide range of advantages to the citizens of Bangalore and these are as follows:

  • Security: The government authorities’ involvement in BDA transactions is one reason why the BDA properties are more secure and reliable. 
  • Higher Value: The BDA properties yield a higher value as compared to the other properties due to the involvement of the government authorities and properties being at prime locations. 
  • Fulfillment of the Regulations: BDA authorities strictly follow the property regulations, which allow the property to be fully developed in terms of its infrastructure and basic amenities. 

What are the disadvantages of the BDA properties? 

As we are very well aware, every coin has two sides, and so do BDA properties. The said disadvantages of the BDA properties are as follows: 

  • Waiting List: The acquisition of the properties is from the government, and this is why the BDA properties are considered to be a time-consuming process. The process of applying to the government is time-consuming.
  • Availability: The availability of the BDA properties is limited as compared to the other properties sold in the open market. 
  • Costly: Procuring properties from the government is not only a time-consuming process but also puts a hole in the pockets of the buyers due to the involvement of government agencies. 

What is BDA Khata?

A BDA Khata is a document issued by the government that signifies the ownership of the proprietor on the property. This document signifies that the developer has received the required approvals and that the development complies with the BDA guidelines.

This document makes the property more reliable and secure in the eyes of the property owners or the prospective Buyers. 

People Also Read: BBMP Khata Transfer Process in Bangalore

Documents required for BDA Khata Transfer

The applicant is required to keep a handful of documents with themselves to register their BDA Khata Transfer and these are as follows:

When Transferring Through Sale Deed:

  1. Current Sale Deed
  2. Mother Deed or Previous Sale Deeds
  3. Encumbrance Certificate (Form-15) up to date
  4. Current Year’s Tax Paid Receipt
  5. ID Proof
  6. Possession Certificate (if available)
  7. Allotment Letter (if available)

When Transferring Due to Death of Owner:

  1. Mother Deed or Previous Sale Deeds
  2. Encumbrance Certificate (Form-15) up to date
  3. Current Year’s Tax Paid Receipt
  4. ID Proof of all family members
  5. Original Death Certificate
  6. Family Tree Issued by Competent Authority
  7. Self-Affidavit
  8. Joint Affidavit
  9. Survival Certificate (for Government employees only)
  10. Indemnity Bond

When Transferring Through a Registered Will:

  1. Registered Will
  2. Mother Deed or Previous Sale Deeds
  3. Encumbrance Certificate (Form-15) up to date
  4. Current Year’s Tax Paid Receipt
  5. ID Proof
  6. Original Death Certificate
  7. Family Tree Issued by Competent Authority
  8. Self-Affidavit
  9. Joint Affidavit
  10. Survival Certificate (for Government employees only)
  11. Indemnity Bond

When Transferring Through Gift Deed:

  1. Gift Deed
  2. Mother Deed or Previous Sale Deeds
  3. Encumbrance Certificate (Form-15) up to date
  4. Current Year’s Tax Paid Receipt
  5. ID Proof
  6. Family Tree Issued by Competent Authority

When Transferring Through Partition Deed:

  1. Partition Deed
  2. Mother Deed or Previous Sale Deeds
  3. Encumbrance Certificate (Form-15) up to date
  4. Current Year’s Tax Paid Receipt
  5. ID Proof
  6. Family Tree Issued by Competent Authority
  7. Indemnity Bond
  8. Original Death Certificate (if the original owner is deceased)

Don't let the paperwork overwhelm you! Schedule an online consultation with our experienced lawyers to clarify all your doubts about the necessary documents for BDA Khata Transfer.

When Transferring Through Release Deed:

  1. Release Deed
  2. Mother Deed or Previous Sale Deeds
  3. Encumbrance Certificate (Form-15) up to date
  4. Current Year’s Tax Paid Receipt
  5. ID Proof

When Transferring Through Court Decree:

  1. Court Order
  2. Encumbrance Certificate (Form-15) up to date
  3. Current Year’s Tax Paid Receipt
  4. Sale Deed or Other Property Related Documents
  5. ID Proof

When Transferring Through Settlement Deed:

  1. Settlement Deed
  2. Mother Deed or Previous Sale Deeds
  3. Encumbrance Certificate (Form-15) up to date
  4. Current Year’s Tax Paid Receipt
  5. ID Proof

When Transferring Through Exchange Deed:

  1. Exchange Deed
  2. Mother Deed or Previous Sale Deeds
  3. Encumbrance Certificate (Form-15) up to date

These are the documents required to obtain the BDA Khata Transfer. The above list is not exhaustive; the type of documents will be based solely on the transactions. 

Online Process of BDA Khata Transfer 

The applicant must follow the procedure below to obtain an Online BDA Khata Transfer. 

  • Visiting the Seva Sindhu Portal: The first step in obtaining the BDA Khata Transfer is to visit the Seva Sindhu Portal. The Sakala Online service is available only for properties under the jurisdiction of the BBMP (Bruhat Bengaluru Mahanagara Palike) and not for properties within the BDA (Bangalore Development Authority) limits or those approved by the BDA. Therefore, please do not use the Sakala website for BDA Khata transfer.
  • Selecting the appropriate option: The next step in the process of obtaining a BDA Khata Transfer is selecting the Department and Services from the available options.
  • Selecting the BDA: The applicant must then scroll to page 5 of the options so visible and select the Bangalore Development Authority. 
  • Selecting the Khata: The applicant is required to select the option “Application for New E-Khata” if the applicant is applying for the Khata Certificate for the very first time, but if the Khata Certificate has already been issued upon the property, then the option “Application for E-Khata Transfer” is required to be selected. 
  • Login to the Portal for Applying for Services: The applicant is then redirected to the login page to apply for services. If the applicant is a new user, they need to open a new account, or if they already have an account, they need to insert the account details. 
  • Application for E-Khata: The next step after login to the services portal is to search and select the Application for E-Khata Transfer.
  • Filing the Application Form: The next step is to file the application form, which requires filling in all the relevant property details, property schedule, applicant’s name and address, etc. 
  • Uploading Relevant Documentation: After filling out the application form the applicant is required to annex all the documents related to the property and the photo of the applicant.
  • E-Signature: The applicant is required to verify all this information by e-signing the application form. 

Tracking and Downloading the BDA Khata Transfer

The processing time of the BDA application is 30 working days; however, the applicant is suggested to periodically visit the Seva Sindhu Portal to check the status of the application. 

  • Login to the Portal: The applicant must log in to the Portal and click on the track status. Initially, the status shows in progress, which gradually changes to verified and approved. 
  • Payment of the Khata Transfer Fees: As soon as the application status changes to verified, the applicant is required to visit the Bangalore One center to pay the Khata Transfer fees. 
  • Downloading the Certificate: The E-Khata Certificate is ready within 4 working days after making the payment. The applicant can then download the Khata Certificate from the Portal. 

Offline Process of BDA Khata Transfer 

The steps that the applicant is required to follow for the BDA Khata Transfer are nearly the same as those for the Online Process. Let’s understand about this process in more detail: 

  • Document Verification: The first step towards obtaining the BDA Khata Certificate is to submit the documents mentioned above to the office of the Jurisdictional Assistant Revenue. 
  • Obtaining Khata Extract: The next step is to obtain the latest Khata Extract from the local municipal office. If the property is outside the jurisdiction of the BDA, a copy of the Khata B Certificate must also be obtained. 
  • Visiting the BBMP Office: The applicant is required to visit the BBMP Office to present an application for obtaining the necessary Khata Transfer along with the necessary documents, fees, and Stamp Duty. 
  • Verification: After the government completes the final verification, the Khata Transfer process is completed by the issuance of the updated Khata Transfer Certificate. 
  • Collecting the Updated Khata Certificate: Lastly, the applicant is required to collect their Khata Certificate from the BBMP office. 

Charges for BDA Khata Transfer

The fee for transferring a BDA Khata is roughly 2% of the stamp duty on your sale deed. For example:

  • If the property is purchased for Rs. 40 Lakh,
  • The stamp duty, which is 5% of the purchase value, would be Rs. 2 Lakh (calculated as Rs. 40 Lakh x 5%).
  • Consequently, the Khata transfer fee would be Rs. 4,000 (calculated as Rs. 2 Lakh x 2%).

Challenges in the Khata Transfer 

The below-mentioned challenges are the most common challenges faced by the applicants during the Khata Transfer process. These challenges run as follows:

  • Time taking as the approvals from the government takes time
  • Inability to understand the documents
  • Delay in the verification process by the government authorities
  • Transfer Charges

List of BDA Khata Transfer Agents in Bangalore, Karnataka

  1. Name: Arvind Kumar
    • Experience: 12 years
    • Expertise: BDA Khata Transfer, Property Documentation, Legal Assistance
    • Phone Number: +91-85 8888 7480
    • Location/Area: Whitefield, Bangalore
  2. Name: Suman Reddy
    • Experience: 9 years
    • Expertise: BDA Khata Transfer, Property Registration, Legal Consultancy
    • Phone Number: +91-85 8888 7480
    • Location/Area: Koramangala, Bangalore
  3. Name: Deepa Shetty
    • Experience: 7 years
    • Expertise: BDA Khata Transfer, Title Deed Verification, Property Taxes
    • Phone Number: +91-85 8888 7480
    • Location/Area: Jayanagar, Bangalore
  4. Name: Manjunath Gowda
    • Experience: 10 years
    • Expertise: BDA Khata Transfer, Property Legal Documentation, Encumbrance Certificates
    • Phone Number: +91-85 8888 7480
    • Location/Area: Rajajinagar, Bangalore
  5. Name: Priyanka Naik
    • Experience: 8 years
    • Expertise: BDA Khata Transfer, Property Tax Payment, Legal Documentation
    • Phone Number: +91-85 8888 7480
    • Location/Area: HSR Layout, Bangalore

Conclusion 

Bangalore Development Authority is considered as the watchdog and the backbone of the systematic development of the Bangalore Area. BDA Properties enjoys a high level of security and integrity to the general public and can be sold off swiftly.  

Legal procedures can be time-consuming, but our dedicated legal consultants can help expedite your BDA Khata transfer. Get expert advice and avoid unnecessary delays—Schedule your Online Consultation now.

Frequently Asked Questions on BDA Khata Transfer

Q1. What is the fee for a BDA Khata Transfer?

Ans1. The BDA Khata Transfer Process is 2% of the stamp duty based on the Sale Deed 

Q2. Is it safe to buy a BDA Property?

Ans2. The BDA-approved properties are considered the most secure option as the authorities have already approved the layout plans. 

Q3. Which is better, BDA or BBMP?

Ans3. BBMP is a government body, a municipal corporation that collects taxes and ensures the layout of the building as approved by the BDA. BDA, on the other hand, is a body that approves buildings. 

Q4. What is the difference between a Khata and BDA approved?

Ans4. A Khata is the upkeep of the property taxes; however, BDA is a municipal corporation that approves the building layout in Bangalore. 

Q5. What are the benefits of BDA property?

Ans5. As the government is involved in the BDA properties, these kinds of properties are considered reliable and secure. 

Q6. Can we sell BDA Sites?

Ans6. Yes, the BDA Sites can be sold back to the government by the developer if they are unable to develop the same. 

Q7. What is BDA Property?

Ans7. A BDA Property is a government regulatory body that controls and supervises the planning and development of the sites in Bangalore. 

Q8. How to convert from BDA to BBMP?

Ans8. The first step in the process of the conversion is to apply for an Encumbrance Certificate and simultaneously obtain an application from the BBMP for conversion. 

Q9. Can we do Khata Transfer Online?

Ans9. Yes, Khata can be transferred online with the help of BBMP. 

Q10. Is Khata proof of ownership?

Ans10. Khata provides the true owners of the property, as the Khata owners are usually the registered proprietors of the property. 

Don't let paperwork and legal hurdles slow you down. Get expert advice and make your Khata transfer hassle-free.

Adv. Anamika Chauhan

Adv. Anamika Chauhan

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Advocate Anamika Chauhan has been practising law independently for the last 5 years, during which she has gained extensive experience in handling cases. She offers legal consultancy and advisory services with a focus on achieving ethical and professional results. In addition, her excellent communication skills allow her to articulate arguments persuasively in both written and verbal forms.

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