What is schedule b property in bangalore?
The title holder of a property can apply for A khata in the prescribed form, along with relevant documents, to the assistant revenue officer (ARO), provided that the property is within the jurisdiction of the BBMP A Khata. The A katha application can be obtained from either the citizen service centers or any office of the ARO. Once you fill up the A Khata application, submit it at the office. You will receive an acknowledgement, thereafter.
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You are required to pay a nominal fee of Rs 25 (per copy) for A khata certificate and Rs 100 (per copy) for A khata extract. The concerned office of the assistant revenue officer or any of the citizen service centers will be able to provide you with a copy of A Khata certificate or A katha extract.
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An A khata is a recognised and valid legal document that provides several rights to the owner of the property. The owner of A khata can carry out any commercial or domestic construction within his property premises. Furthermore an A khata can also be used for availing of loans from banks and other financial institutions. A khata certificate can be used for selling the property or transferring the ownership of the property.
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Not at all. A khata is for the purpose of simplification of property tax collection, whereas a title deed establishes one’s ownership over the property.
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One can apply for A khata conversion for properties that have minor deviations from the existing and accepted building regulations.
B Khata to an A Khata conversion is possible provided that the owner of such a property pays the B Khata to A Khata conversion cost, clears pays the all dues, including property tax, DC conversion charges, as well as payment of the betterment charges levied by the BBMP.
Here is a list of the documents you would require to keep handy, for B khata to A khata conversion of property:
For more information refer to https://bbmp.gov.in/PDF/otherpdfs/dcrev.pdf
See also: How to pay BBMP property tax in Bengaluru
Step 1: Apply for District Commissioner (DC) Conversion, to convert the land from agricultural to non-agricultural.
Step 2: Make sure that you have cleared all property tax dues till date.
Step 3: The A khata form must be obtained from the BBMP office and filled as required.
Step 4: The A Katha application form mentions all the documents that need to be submitted, along with the form. Keep these handy.
Step 5: B khata to A khata conversion cost is called betterment charges and it is levied by the BBMP. Submit the duly filled A khata form along with the tax receipts and the other required documents, to the assistant revenue officer of the area.
The khata document will be issued within a period of four to six weeks after the submission of the form.
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The online process of khata conversion is also available, although many users have faced problems while trying to obtain the Khata certificate and Khata extract online. Here are the steps involved:
Step 1: Visit www.sakala.kar.nic.in/online/bbmp
Step 2: Opt for khata transfer option.
Step 3: Fill the required data
Step 4: You will be required to upload the mandatory documents.
Step 5: A Sakala number will be issued which can be used to track the status of your request. You will also be informed about every step through an SMS. When alerted, download the khata extract online or at BangaloreOne.
Till 2014, even B khata property owners enjoyed some rights, with respect to ownership of the property in Bangalore. In December 2014, however, a Karnataka High Court order nullified all the legal rights. Now, to avoid any complications during sale, purchase or transfer, B khata properties must be converted into A khata.
There are no specific safety issues in owning a B khata property. A B khata will also allow you to sell your property. However, you might face issues if you want to build or reconstruct your property, as a B khata does not provide building rights.
You cannot avail of a loan against a B khata property from nationalised banks, because B khata is not a legal or official document indicating ownership. However, individuals can avail of loans from private banks but the rates of interest for loans against B khata properties are higher than that for A khata properties.
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Generally, property sale agreements are executed under the following titles
Choose the right title for your agreement
The 1st line of agreement must have date and place of the agreement execution.
Seller’s name, age, address, and pan number
Buyer’s name, age, address, and pan number
Property schedule is the description of the property. Generally, a property schedule has three sub-schedule. They are schedule A, Schedule B, and Schedule C
Schedule A: Land conversion details (from agricultural to residential). Land survey number and measurement of the land where this apartment is built
Schedule B: Area of undivided land share
Schedule C: Super buildup, build up, and carpet area of your flat
Details of how seller acquired the property. Details include mother deed registration number, date, Khata and property tax ID.
Payment terms in figures and words, Mode of payment
Beneficiary name, bank account number, bank name, transaction numbers, and date of transaction.
Tentative date of sale deed registration. The seller or his GPA holder should agree to execute the Sale Deed in favour of the buyer.
Seller obtains “No Objection Certificate” (NoC) from Bank, society office. Seller pays NOC-related charges to Apartment Association and obtains NOC before the registration of deed of sale
Seller conveys the Schedule Property free from all encumbrances, attachments, court proceedings
Seller pays any maintenance charges, water charges, electricity bills, and any other bills raised against the scheduled property by the Resident’s Welfares Association until the date of registration of sale deed.
The buyer or his nominees shall bear the stamp duty and registration charges and other incidental charges in respect of the sale deed for the Schedule Property.
The seller should confirm that they have not entered into any agreement or GPA with any other person or persons prior to your sale agreement
In case of delay in delivery of possession, seller shall pay 18% interest on net amount paid by buyer, for the duration for delay
Seller should produce up-to-date property tax and any other relevant documents for the purpose of registration of sale deed as demanded by the Sub Registrar and also produce all the original documents at the time of Registration.
if any side decides to retract from property transaction and does not make payments or execute the documents, they will be liable for a penalty of an amount of Rs. 2,00,000/- (approx figure)
Specifically, if the seller back out from the transaction, the seller shall return all payments received as advance (including TDS paid by buyer, if any) and also pay Rs. 2,00,000/- as penalty.
If buyer backs out or does not complete the entire transaction in the timelines envisaged, provided the seller provides all necessary documents, The buyer will forfeit Rs. 2,00,000/- as penalty.
In case of mutual termination, all payments (without any interest) from either side should be completed within 15 days.
Seller should deliver the vacant possession and all the original title deeds of the Schedule Property to the PURCHASER after payment of balance sale consideration amount and at the time of registration and execution of the Sale Deed. The documents include mother deed, tax paid receipt, occupation certificate and khata.
The parties herein should mutually co-operate in smooth implementation of the terms and conditions of this Agreement of Sale.
Jurisdiction of court in case of dispute.
In Bangalore, we provide end-to-end assistance for sale agreement execution. Our service includes drafting + execution + franking + home delivered in 3 working days.
To opt for our service, please write to us pgnproperties@gmail.com or whatsapp to +91-97424 79020.
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Khata is an essential document or certificate required by property owners in Bangalore. It is issued by Bruhat Bengaluru Mahanagara Palike (BBMP), the municipal corporation of Bangalore, to properties that fall under its jurisdiction. Khata acts as evidence that property tax has been paid on a particular property.
Every property owner in Bangalore must possess a Khata certificate in order to carry out further legal proceedings involving property details. But having a khata does not confer ownership of the property on the individual in whose name the khata is registered.
A Khata and B Khata denote the two types of khatas that exist under BBMP. The concept of khata came into effect in 2007 after BBMP was formed to simplify the collection of property taxes in Bangalore. Khata was introduced to improve the procedure of property tax collection.
BBMP started maintaining two registers to maintain the property taxes. The first register was called A Khata and it contained the list of the fully legal properties in Bangalore. A second register called B Khata was maintained to contain the list of illegal or semi-legal properties in Bangalore. Thus, A Khata and B Khata came to be formed.
An ‘A’ khata document certifies that the relevant property taxes have been duly paid by the property owner to the BBMP. It also denotes that the property conforms to all building bylaws and government regulations regarding properties in Bangalore.
The possession of A-khata document enables property owners to apply for building licenses, trade licenses, building plan approvals, and avail bank loans on the property. An A khata certificate is also required if the owner wants to get involved in any kind of financial transaction involving the property.
A ‘B’ khata document indicates that the property is illegal or is in violation of government regulations regarding properties in Bangalore, even when the civic charges for the property have been cleared by the owner. BBMP holds the right to collect taxes from buildings constructed illegally, including buildings constructed in violation of bylaws, constructions carried out on revenue land, properties built on unauthorized layouts, buildings without completion or issuance certificates, etc. Such properties are listed by BBMP under the B khata.
Having a B khata document bars a property owner from applying for licenses from the government. An owner of a property having a B khata document also cannot apply for loans on the property from the banks. But having a B khata document does not prevent the property from being sold or bought by people.
An A khata property enables the owner to carry out construction on the site. The owner can opt for any commercial or domestic construction. The A khata certificate can also be used to avail bank loans or loans from other financial organizations. Since A khata is recognized as a valid document, property owners can easily make transactions such as resell or transfer ownership of the property.
There are several differences between A khata and B khata properties. Some of the major differences are as follows:
B khata properties that have very little deviation from the accepted building laws and regulations can be converted to A khata. The owner of a B khata property can upgrade it to an A khata by fulfilling certain criteria and following a few steps, such as:
Step 1: Convert the land from agricultural to non-agricultural use by applying for District Commissioner (DC) Conversion.
Step 2: Clear all property taxes due on the property till date as per the government norms.
Step 3: Obtain the khata form from the BBMP office and fill in the details as required in the form.
Step 4: Gather all the required documents to be submitted along with the form.
Step 5: Pay BBMP Betterment Charges, which is the fee levied for converting from B khata to A khata and submit the filled-in form along with the tax receipts and the required documents to the Assistant Revenue Officer of the concerned area.
Generally, A khata document is issued within a period of 4 to 6 weeks after the submission of the form and the relevant documents.
Documents required for conversion of B Khata to A Khata
Property owners interested in converting their B khata property to A khata property must submit the following documents along with the form for conversion:
Section 55 of Transfer of property Act requires two Indexes to be maintained regarding to property transaction
Index No. I shall contain the names of persons executing the document and persons claiming under every document entered/filed in Book No. 1.
Index No. II shall contain the particulars (description with boundaries, etc.) of the property and other particulars relating to every such document as may be directed by the Inspector General from time to time.
There are Rules under the Registration Act prescribed for every state including karnataka.
As far as your query is concerned, it is mandatory to have the description of property mentioned in 2 places in the sale deed.
The details of the subject matter of the sale deed will be mentioned in 2 places.
1) Subject matter of the sale deed: (this appears in either the main document) : THis is basically to ensure that both the vendor and vendee agree to the sale of same subject matter .
(In the first instance, the details of the properties that is survey numbers, door numbers, location, Flat No. xyz,having a super built up area 1234 square feet with terrace xy square feet along with undivided interest in the land namely sq ft,
The boundaries, land mark, location of the property are not mentioned in main subject matter.
2) The second instance i.e property schedule is more about identification of property and also provides unique details of the property along with its boundaries, area, location, land mark etc.
The property schedule comprises of
Property situated at Survey No.PQR, Property No.PQR, admeasuring an area of __________ situated at --------- Village, , Bangalore South Taluk etc plus the following:
1) Flat No. xyz,having a super built up area 1234 square feet with terrace xy square feet along with undivided interest in the land namely sq ft, with One parking area admeasuring xxx square feet
2) Floor number , in the residential apartment building known as “ABC Apartment”,
3) Boundaries
North
South
East
West etc
Any document of conveyance in respect of flat shall broadly include the 'A' Schedule, which is the whole property, 'B' schedule which will be the UDS of a .
Below we list a few fundamental questions/answers around the topic.
What is a Khata certificate?
A khata is essentially an assessment of property, a document maintained by the BBMP (Bruhat Bangalore MahanagaraPalike) that specifies certain details about a piece of land (such as the owner’s name, property dimensions, built-up area, and tax details). This document is, in fact, legal proof of the ownership of any land. It determines who exactly the property is registered to and who is liable to pay taxes incurred on that property.
Khata serves as an important document while trying to obtain a loan from a bank or a building/trade license.
Khata contains all necessary data regarding a piece of land and is, therefore, an account assessment of the property. Anybody with the land that falls under the jurisdiction of BBMP (Bruhat Bangalore MahanagaraPalike) or BMRDA (Bangalore Metropolitan region development Authority) must obtain a khata for taxation, loan, etc.
When do you need to transfer a khata?
This needs to be done in case of sale of the property, death of the registered owner while taking a bank loan or to execute a will or a gift deed.
What do you mean by an A or B khata?
A and B khatas are registers maintained by the civic authorities to collect taxes from property holders. If your property is listed under A Khata, it comes under the jurisdiction of the BBMP. If it’s listed under B Khata, it falls under the jurisdiction of the local municipal authorities.
The B khata type was introduced to legalize property under BBMP. When BBMP grew in the jurisdiction, it became imperative that older properties be legally brought under the purview of BBMP and so they devised the B khata. A Khata is for those properties which have been developed after the formation of BBMP and are in compliance with all their laws.
According to a circular issued by BBMP, B Khata properties can be converted to A Khata by paying a certain betterment charge & clearing all due property tax.
Now that you know all the basic details about khata certificate and why it’s important, in our upcoming post we’ll discuss how (steps) you can obtain this certificate easily. Stay tuned to read about it! If you are interested in getting a khata for your apartment or community, kindly write to us in the section below.
Khata is a required document or certificate needed by property owners in Bangalore. It is circulated by Bruhat Bengaluru Mahanagara Palike (BBMP), the municipal corporation of Bangalore, to properties that befall beneath its jurisdiction. Khata serves as proof that property tax has been paid on an appropriate property.
Each property owner in Bangalore must hold a Khata certificate to carry out legal proceedings including property specifications. But having a khata does not deliberate ownership of the property on those in whose name the khata is registered.
How did A Khata and B Khata come into occurrence?
A Khata and B Khata indicates the two types of khatas that are under BBMP. The idea of khata had arrived in 2007 after BBMP was developed to analyze the combination of property taxes in Bangalore. Khata was founded to enhance the idea of property tax collection.
BBMP began managing two registers to support the property taxes. The first register was named A Khata and it comprised the list of the entirely legal properties in Bangalore. the second register called B Khata was declared to restrain the list of illegal or semi-legal properties in Bangalore. Thus, A Khata and B Khata appeared to be accumulated.
Advantages of owning an A Khata property
An A khata of the property facilitates the owner to continue development on the site. The owner can choose commercial or domestic construction. The A khata certificate can also be utilized for loans from other financial organizations or bank loans. Since a khata is regarded as a legal document, property owners can execute transactions such as resell ownership or resell of the property.
Differences among A Khata and B Khata properties
There are some differences between a khata and B khata properties. Some of the significant differences are as follows:
How to convert B Khata to A Khata
B khata properties that have a very slight variation from the believed building regulations and laws can be transformed into A khata. The owner of a B khata property can promote it to an A khata by fulfilling specific criteria and developing a few steps, such as:
Step 1: Transform the land from agricultural to non-agricultural use by implementing for District Commissioner (DC) Conversion.
Step 2: Clear all property taxes due on the property to date as per the government standards.
Step 3: Get the khata form from the BBMP office and fill the details as needed in the form.
Step 4: Gather all the expected documents to be presented along with the application.
Step 5: Pay all the BBMP Betterment Charges.
Usually, A khata document is declared within a period of 4 to 6 weeks after the submission of the form and the relevant documents.
Documents required for the conversion of B Khata to A Khata
Property owners those who want to convert their B khata property to a khata property must present the subsequent documents along with the form for conversion:
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