Documents to Check Before Buying a Villa in Bengaluru

A villa is the largest purchase most families make. The paperwork decides whether that purchase is safe. Use this checklist before you pay anything beyond a refundable token.

1. RERA registration

Confirm the project on the Karnataka RERA portal. Our RERA guide shows you each step.

2. Title deed and title history

Ask for the mother deed and the chain of title for at least 30 years. It shows how the land passed from owner to owner. A property lawyer should review it.

3. Encumbrance certificate (EC)

An EC shows registered transactions on the property, such as sales and mortgages. You can apply for it through the Karnataka Stamps and Registration department’s Kaveri Online Services. Check it for the full period your lawyer advises.

4. Land conversion and approvals

Agricultural land must be converted for residential use. Ask for the conversion order and the approved layout and building plans from the planning authority.

5. Khata

The khata records the property in the local body’s register and is needed for property tax and many approvals. Ask how and when khata will transfer to your name after registration.

6. Commencement and occupancy certificates

A commencement certificate (CC) shows the developer had permission to start building. An occupancy certificate (OC) shows the building meets approved plans and can be occupied. For a ready villa, insist on the OC.

7. Sale agreement

Read the agreement for sale line by line. Check:

• The exact plot number, site area and built-up area
• Specifications, which should match the brochure. See our specifications guide.
• Payment schedule and possession date
• Penalties for delay on both sides
• Maintenance charges and deposits

8. Bank approvals

If major banks have approved the project for home loans, they have done their own legal checks. It is a useful signal, not a replacement for your lawyer.

9. Tax and utility receipts

For a resale home, collect paid property tax receipts and utility bills. For a new home, ask who pays tax and utilities until handover.

10. Your own paperwork

You will need PAN, Aadhaar, photographs and proof of funds. If you borrow, see our home loan guide. If you live abroad, see the NRI guide.

Ready to start? Ask us for the Adarsh Sanctuary document set for your lawyer to review.