What documents should I check before buying a flat in Bangalore?

Short answer: before you pay a booking amount, check the title deed and the ownership history behind it, the encumbrance certificate, the khata, the land conversion order, the approved building plan and the RERA registration. For a ready flat, add the Occupancy Certificate. A lawyer should read them, but you should know what each one is for.

A bank-approved project is a good sign, but it isn't a legal check done for you. Banks protect their loan, not your purchase.

For the land

• Title deed and mother deed. These show who owns the land and how it changed hands. Ask for the chain going back at least 30 years. Gaps or unclear transfers are a red flag.
• Encumbrance Certificate (EC). Lists registered transactions on the property, such as sales and mortgages. It should cover 30 years and show no loan that hasn't been cleared.
• Land conversion order. Much of Bangalore's new housing sits on what used to be farmland. It must be officially converted for residential use. No conversion, no deal.
• Joint development agreement. If the landowner and the builder are different people, read this. It shows which flats belong to whom.

For the building

• Approved building plan. From BBMP, BDA or BMRDA depending on location. Check that the floors and units being sold match the plan. Extra floors not on the plan are a serious problem.
• Commencement Certificate. Shows construction was legally allowed to start.
• RERA registration. Every project above a certain size must be registered with Karnataka RERA. Look it up yourself on the RERA website. It shows the promised completion date, approvals and the builder's quarterly updates.
• NOCs. Fire, water, electricity and, for tall buildings, airport height clearance.

For a ready-to-move flat

• Occupancy Certificate (OC). Confirms the building was completed as approved and is fit to live in. Without it, you may struggle with utility connections, resale and loans.
• Khata. The property's record in the municipal books, used for property tax. Ask whether it's an A khata or a B khata. A khata is what you want. B khata properties have approval gaps and can be harder to sell or get a loan against.
• Paid property tax receipts and no-dues from the association.

Read the sale agreement, slowly

The agreement decides what happens when things go wrong. Look for:

• the possession date and what you get if it slips
• the exact carpet area you're paying for
• what's included in the price, and what isn't
• the penalty if *you* cancel, compared to what you get if *they* delay

If the terms are lopsided, ask to change them before you sign, not after.

Our advice

Spend ₹25,000–50,000 on an independent property lawyer. It's small money next to the price of a flat. Checking documents is part of what we do for every client, so if you're unsure, send us the project name and we'll tell you what to ask for.