Buying a flat in Bangalore involves verifying documents across multiple government departments and private parties. This checklist is designed for both new-construction apartments and resale flats. Use it before signing any agreement or paying any advance.
Section A: Builder/Developer Documents (New Flats)
- ☐ RERA Registration Certificate , verify on rera.karnataka.gov.in. Confirm the project is active and has been filing quarterly reports.
- ☐ Land Title Documents , the builder's title to the land on which the project is built. This includes the Mother Deed, sale deed chain, EC, and legal opinion on the builder's title. See: what is a Mother Deed.
- ☐ DC Conversion Order , confirms the land was converted from agricultural to residential use. See: DC Conversion explained.
- ☐ Building Plan Approval (Sanctioned Plan) , from BBMP or BDA. Confirms the project has received planning permission.
- ☐ Encumbrance Certificate (EC) on the land , verify that the land has no mortgage or attachment. See: what is an EC.
- ☐ Khata of the Land , BBMP Khata A for the builder's land. See: Khata A vs B.
- ☐ Layout Approval / LP Number , if the project is in a private layout, confirm BDA/BBMP planning permission.
- ☐ Commencement Certificate (CC) , authorises the builder to begin construction.
Section B: Sale-Specific Documents (New Flat)
- ☐ Builder-Buyer Agreement , registered under RERA. Must specify possession date, construction schedule, payment plan, and penalty for delays.
- ☐ Allotment Letter , confirms your specific unit is allocated to you.
- ☐ Payment Receipts , keep all original receipts for every payment made to the builder.
- ☐ Undivided Share (UDS) of Land , your pro-rata share of the land. This must be stated in your sale deed. See: UDS explained.
Section C: Possession Documents (New Flat)
- ☐ Occupancy Certificate (OC) , confirms the building is fit for occupation. Do not take possession without OC. See: OC vs CC explained.
- ☐ Completion Certificate (CC) , confirms construction matches the approved plan.
- ☐ Registered Sale Deed , the final document that transfers ownership to you.
- ☐ Individual Flat Khata in your name (after BBMP bifurcates from the building Khata).
Section D: Resale Flat Specific
- ☐ Original Sale Deed chain , from the builder to all subsequent buyers up to the current seller.
- ☐ Encumbrance Certificate for at least 13 years (30 years preferred).
- ☐ Seller's Khata Certificate and Extract , in the seller's name, confirming mutation post their purchase.
- ☐ Society NOC / RWA NOC , no dues certificate from the apartment association.
- ☐ Property Tax Receipts (last 3 years) , confirm no outstanding dues with BBMP.
- ☐ OC and CC , original documents from when the builder obtained them.
- ☐ Home Loan NOC , if the seller had a home loan, confirm it has been discharged with a No-Objection Certificate from the bank.
Section E: Legal Verification
- ☐ Litigation search at the competent civil court for any disputes involving the property or the seller.
- ☐ Written legal opinion from an independent property lawyer.
Our team at Clawrity provides apartment legal verification in Bangalore covering every item in this checklist. Also see our complete guide: How to verify property documents in Bangalore.