Understanding Inheritance Khata: A Key to Property Rights in Bengaluru, Karnataka

by  Adv. Parineeti GN  

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7 mins

  

Learn how an Inheritance Khata secures your ownership, simplifies property transfer and avoids legal disputes in Bengaluru.

When a loved one passes away, transferring their property to legal heirs in Bengaluru, Karnataka, can be a complex process. A critical document in this journey is the Inheritance Khata, which ensures the property’s municipal records reflect the rightful owner(s). 

Without a proper Khata transfer, heirs may face legal disputes, delays or challenges in selling or leveraging the property. This authoritative guide outlines the importance of the Inheritance Khata, the step-by-step process, required documents and key considerations for a seamless property succession in Bengaluru.

In Bengaluru, cultural sensitivities often discourage heirs from discussing estate-related documents with property owners before their demise, leading to delays or disputes. The absence of a Will can further complicate matters, making the Khata transfer process essential to establish clear ownership. 

This guide provides actionable steps to navigate the process efficiently, ensuring compliance with Bengaluru’s municipal regulations.

What Is an Inheritance Khata?

An Inheritance Khata is a legal document issued by the Bruhat Bengaluru Mahanagara Palike BBMP that updates municipal property records to reflect the name(s) of the legal heir(s) after the original owner’s death. The Khata serves as a property’s identity record, detailing:

  • Owner’s name
  • Property dimensions and location
  • Tax liabilities
  • Classification (residential, commercial, etc.)

In Bengaluru, the Khata is mandatory for property transactions, including sales, loans or obtaining building permits. 

An Inheritance Khata ensures the property is legally transferred to the heir(s), safeguarding ownership rights and enabling future dealings.

Confused About Khata Transfer Paperwork? Let our legal experts handle the documentation — from death certificates to legal heir proofs — we ensure a hassle-free Khata Transfer process.

Types of Khata

  • A Khata: Indicates full legal compliance, making the property eligible for loans, building approvals and other transactions.
  • B Khata: Applies to properties with minor regulatory deviations (e.g., unapproved layouts), recorded for tax purposes but with limited legal benefits.

Why Is an Inheritance Khata Important in Bengaluru?

Without an updated Khata, heirs may face:

  • Legal Disputes: Unclear ownership can lead to conflicts among heirs or third parties.
  • Transaction Barriers: Banks and buyers require an A Khata for loans or sales.
  • Tax Issues: Outdated records may result in penalties or unpaid tax notices.

In Bengaluru, the Khata is distinct from property registration documents. While registration confirms ownership transfer, the Khata reflects municipal records and tax obligations. 

Updating the Khata post-inheritance is a critical step to maintain compliance with BBMP regulations.

Step-by-Step Process for Inheritance Khata Transfer in Bengaluru

Follow these steps to transfer a Khata to the legal heir(s) in Bengaluru:

  • Obtain the Death Certificate
    Secure the official Death Certificate from the BBMP Citizen Services Portal or the local municipal office.
  • Acquire a Family Tree or Legal Heir Certificate
    • Apply for a Family Tree Certificate from the Karnataka Revenue Department via the Tahsildar, listing all legal heirs.
    • If disputes arise, obtain a Legal Heir Certificate from a local court, which may take 1–3 months depending on case complexity.
  • Collect Existing Khata Documents
    Obtain the current Khata Certificate and Khata Extract from the BBMP office or online portal.
  • Clear Pending Property Taxes
    Ensure all property tax dues are paid via the BBMP Property Tax System. Outstanding taxes can delay the transfer.
  • Prepare Required Documents
    Compile the following:
    • Death Certificate
    • Family Tree or Legal Heir Certificate
    • Latest Property Tax Receipt
    • Previous Khata Certificate and Extract
    • Sale Deed, Gift Deed or Will (if available)
    • ID and Address Proof of heir(s) (Aadhaar, PAN, etc.)
    • No Objection Certificate (NOC) or Affidavit (if multiple heirs)
  • Submit the Application
    File the Khata Transfer application at the BBMP office or online via the BBMP e-Khata Portal. Include all supporting documents.
  • Verification and Inspection
    BBMP officials will verify documents and may inspect the property to confirm details.
  • Pay the Khata Transfer Fee
    The fee is typically 2% of the property’s market value (based on the sale deed or government guidance value), plus nominal application and documentation charges (e.g., Rs. 100–500). Example Calculation:
    • Property Value: Rs. 50,00,000
    • Transfer Fee: 2% of Rs. 50,00,000 = Rs. 1,00,000
    • Application Fee: Rs. 100
    • Documentation Fee: Rs. 500
    • Total: Rs. 1,00,600
  • Track the Application
    Monitor the status online via the BBMP portal or visit the local office.
  • Receive the Updated Inheritance Khata
    Once approved (typically within 4–12 weeks), the Khata Certificate and Extract will be issued in the heir(s)’ name(s).

Avoid Inheritance Disputes Before They Start Don’t let missing documents delay your rightful ownership. Our legal team specializes in quick, dispute-free Khata transfers.

Documents Required for Inheritance Khata in Bengaluru

The following documents are typically required for a Khata transfer:

  • Death Certificate of the deceased owner BBMP Citizen Services
  • Family Tree or Legal Heir Certificate Karnataka Revenue Department
  • Latest Property Tax Receipt BBMP Property Tax System
  • Previous Khata Certificate and Extract
  • Registered Will (if available) or Succession Certificate (from a court, if no Will)
  • Sale Deed or Gift Deed (original or certified copy from the sub-registrar’s office)
  • Encumbrance Certificate Kaveri Online Services to confirm the property is free of legal or financial liabilities
  • ID and Address Proof of heir(s) (e.g., Aadhaar, PAN)
  • Affidavit or NOC (if multiple heirs or disputes)

Note: Requirements may vary slightly depending on the property’s location within Bengaluru or specific BBMP regulations.

Common Challenges and How to Overcome Them

  • Disputes Among Heirs
    Conflicts over inheritance can delay the Khata transfer. Engage a legal professional or mediator to resolve disputes amicably. A court-issued Legal Heir Certificate may be required.
  • Missing Documents
    If original documents (e.g., Sale Deed) are unavailable, obtain certified copies from the Karnataka Sub-Registrar Office.
  • Delays in Processing
    Incomplete documentation or high BBMP workload can cause delays (up to 3–6 months). Ensure all documents are accurate and follow up regularly via the BBMP portal.
  • Complex Properties
    Properties under B Khata or in unapproved layouts may face additional scrutiny. Consult a property lawyer to regularize the property, if possible.

Case Study:

Ramesh, a Bengaluru resident, inherited his father’s property in Koramangala but faced delays due to missing tax receipts. 

By clearing dues online via the BBMP Property Tax System and obtaining a Family Tree Certificate from the Tahsildar, he completed the Khata transfer in 8 weeks with expert legal assistance, avoiding a potential dispute with his siblings.

Inheritance Laws in Bengaluru

In Bengaluru, property succession follows Indian laws, primarily under the Hindu Succession Act, 1956 or other personal laws based on religion. Two scenarios apply:

  • Intestate Succession (No Will)
    If the deceased left no Will, the property is distributed among Class I heirs (spouse, children, mother) as per the Hindu Succession Act. If no Class I heirs exist, Class II heirs (siblings, nephews, nieces) inherit. A Legal Heir or Succession Certificate is required.
  • Testamentary Succession (With a Will)
    A registered Will, signed by the testator and two witnesses, dictates property distribution. While unregistered Wills are legally valid if properly executed, registered Wills carry greater credibility in court. Consult a lawyer to ensure the Will is enforceable.

Khata Transfer Too Complicated? We’ve Got You Covered. Whether it’s BBMP or any local authority, our legal team navigates the entire process for you — end to end.

Taxes and Charges for Inheritance Khata

India does not levy an inheritance tax, but the following costs apply in Bengaluru:

  • Stamp Duty Declared: Payable during Khata transfer, based on the property’s market value (varies by BBMP zone).
  • Property Tax: The new owner must pay ongoing property taxes, calculated based on property type, size and location BBMP Property Tax System.
  • Capital Gains Tax: Applicable only if the inherited property is sold. Options include:
    • 20% tax with indexation benefits or
    • 12.5% tax without indexation (as per 2025 tax laws).

Note: Check for exemptions (e.g., no capital gains tax if the property is held for over 2 years) with a tax consultant.

Conclusion

An Inheritance Khata is a vital document for securing property rights in Bengaluru. By updating BBMP records, it ensures legal ownership, prevents disputes and enables future transactions like sales or loans. 

While the process may seem daunting, following the outlined steps and ensuring complete documentation can streamline the transfer, typically within 4–12 weeks. For complex cases or disputes, consulting a property lawyer is highly recommended.

Frequently Asked Questions

Q1. What is an Inheritance Khata in Bengaluru?

Ans1. An Inheritance Khata is a BBMP-issued document that updates municipal property records to reflect the legal heir(s) after the owner’s death, ensuring ownership rights and tax compliance.

Q2. How long does a Khata transfer take in Bengaluru?

Ans2. The process typically takes 4–12 weeks, depending on documentation accuracy and BBMP workload.

Q3. What documents are needed for a Khata transfer?

Ans3. Key documents include the Death Certificate, Family Tree/Legal Heir Certificate, Property Tax Receipt, Khata Certificate/Extract, Sale Deed and heir(s)’ ID proof.

Q4. Is a Will mandatory for Khata transfer?

Ans4. No, but a registered Will simplifies the process. Without a Will, a Legal Heir or Succession Certificate is required.

Q5. How is the Khata transfer fee calculated in Bengaluru?

Ans5. The fee is 2% of “‘Declared’ means stamp duty paid on the declared value of the property or the guidance value, whichever is higher.” the property’s market value (e.g., Rs. 1,00,600 for a Rs. 50,00,000 property), plus application and documentation charges.

Q6. What’s the difference between A Khata and B Khata?

Ans6. A Khata denotes full legal compliance, while B Khata applies to properties with minor regulatory issues, limiting loan or permit eligibility.

Q7. Can I apply for a Khata transfer online in Bengaluru?

Ans7. Yes, applications can be submitted via the BBMP e-Khata Portal, though physical verification may be required.

Q8. What if there are disputes among heirs?

Ans8. Resolve disputes through mediation or obtain a court-issued Legal Heir Certificate to clarify ownership.

Q9. Are there taxes on inherited property in Bengaluru?

Ans9. No inheritance tax applies, but stamp duty, registration fees and property taxes are payable. Capital gains tax applies only upon sale.

Q10. How do I handle missing property documents?

Ans10. Obtain certified copies of the Sale Deed or other records from the Karnataka Sub-Registrar Office.

Q11. Can I convert a B Khata to an A Khata during inheritance?

Ans11. Yes, but it requires regularizing the property’s legal status (e.g., clearing planning violations) with BBMP approval. Consult a property lawyer for guidance.

Q12. What happens if the property has a loan or mortgage?

Ans12. Clear any outstanding loans or obtain an NOC from the lender before initiating the Khata transfer. Check the Encumbrance Certificate for details.

Q13. Is a Succession Certificate always required for Khata transfer?

Ans13. No, a Succession Certificate is needed only if there’s no Will and disputes among heirs. A Family Tree Certificate often suffices for undisputed cases.

Q14. Can NRIs apply for an Inheritance Khata in Bengaluru?

Ans14. Yes, NRIs can apply by submitting the same documents and appointing a Power of Attorney (if needed) to handle the process locally.

Transferring a Khata after inheritance can be complex — but you don’t have to do it alone. Our experienced legal team simplifies the entire process, ensuring timely documentation, compliance and peace of mind.

Adv. Parineeti GN

Adv. Parineeti GN

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Parineeti GN is a legal consultant who prioritises ethical and professional conduct. She graduated with (B.A. and LL.B) from the K.L.E. Society Law College. With more than 8 years of experience in handling legal cases independently. She has the potential to understand and explain complicated legal words in simple terms to clients.

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