The papers
| Paper | What it shows | Where to check it |
|---|---|---|
| Sale deeds, ideally going back 30 years | Who owns the land and how it changed hands | The sub-registrar’s office, or Kaveri 2.0 |
| Encumbrance certificate (EC) | Registered sales, mortgages and other dealings over the years you ask for | Kaveri 2.0, or the sub-registrar’s office |
| RTC (pahani) and mutation extracts | The land record: owner, survey number, extent and changes of name | Bhoomi, or the taluk office |
| Land conversion order or certificate | Permission to use the land for houses | The Deputy Commissioner’s office, or the planning authority |
| Approved layout plan and approval order | The layout, and your plot in it, are approved | HDUDA, or the authority that approved it |
| Release order for your plot | Your plot may be sold | The authority that approved the layout |
| Khata extract and tax receipts | The local body’s record and the tax paid | HDMC (e-Aasthi) or the gram panchayat (e-Swathu) |
| K-RERA registration, for a registered project | The project is registered, with its approvals and timeline | The K-RERA website |
| The seller’s identity proof and PAN | Who you are dealing with; the PAN is needed for TDS | Ask to see the originals |
Check that the survey number, plot number, size and owner’s name are the same on every paper. A difference is a question for your advocate, before you pay.
What an EC does and does not show
An encumbrance certificate lists the documents registered for the property in the years you ask for. It comes as Form 15 when there are entries, and as Form 16 (a nil encumbrance certificate) when there are none. It does not show agreements that were never registered, court cases or family claims, which is why an advocate’s search matters too.
When someone else signs for the owner
If the seller signs under a power of attorney, ask for the original, check whether it is registered and that it covers this sale, and speak to the owner yourself.
When the property was inherited
Ask for the death certificate, the family tree (vamshavruksha) and the consent of every legal heir. One heir alone usually cannot sell the whole property.
When there is a loan on it
If the EC shows a mortgage, the seller’s loan must be closed and the bank must release the property before or at the sale. Ask for the bank’s closure letter and the release.
Warning signs
- The seller wants a large advance before showing the papers.
- The layout plan has no approval number, date or seal.
- The plot number or size differs between the plan, the khata and the deed.
- The price is far below that of nearby plots.
- You are asked to register the sale for less than you pay. Duty is charged on the guidance value anyway, and under-stating the price can bring tax and legal trouble for both sides.
Sources
Official sources are marked. Where no official page could be read, we used news reports and law firms’ notes.
- How to apply for an online EC in Karnataka (opens in a new tab) · Housing.com · 21 Jan 2025
- K-RERA website: registered projects and agents (opens in a new tab) · Real Estate Regulatory Authority KarnatakaOfficial
- Stamp duty calculator Karnataka: payment and rates (opens in a new tab) · Sobha · 18 Aug 2026