Gift deed
Register Your Khata Transfer in Bengaluru
Known locally as Khata Vargavane (ಖಾತಾ ವರ್ಗಾವಣೆ). Drafted, verified and registered by Karnataka legal partners — fixed fee from ₹7,499*.
Serving Bengaluru and the surrounding belt: Hosur, Tumakuru, Ramanagara, Anekal, Devanahalli, Doddaballapura, Nelamangala, Hoskote, Chikkaballapura and Kolar.
The above charges do not include government fees, stamp duty, or any additional incidental / out-of-pocket expenses incurred at government offices.
Khata Transfer stamp duty & registration charges in Bengaluru
Under the Karnataka Municipal Corporations Act, 1976. Most Bengaluru properties fall within BBMP (Bruhat Bengaluru Mahanagara Palike) limits.
Karnataka has moved khata to a fully online e-Khata record. Properties without a valid e-Khata face practical obstruction on sale, mortgage and loan sanction.
How a khata transfer is registered in Bengaluru
- Establish whether the property currently holds A-Khata, B-Khata or no khata at all — this determines whether transfer or regularisation is the correct route.
- Obtain the registered deed, prior khata extract, latest tax paid receipt and EC.
- File the khata transfer application with BBMP, online through the e-Khata system.
- Pay the khata registration fee, calculated on the stamp duty paid on the deed.
- Respond to any BBMP query or objection raised during scrutiny.
- Collect the updated khata certificate and khata extract in the new owner's name.
- Verify that the e-Khata record reflects the change, since the digital record is what banks now check.
Documents required in Bengaluru
- Prior khata certificate and khata extract
- BBMP property identification (PID) number
- Registered sale deed / gift deed / partition deed (certified copy)
- Previous owner's record extract
- Latest property tax paid receipt
- Encumbrance Certificate
- Aadhaar and PAN of the applicant
- Death certificate and legal heir certificate, where the transfer is by inheritance
- Affidavit and indemnity bond in the prescribed format
Sub-Registrar Offices in Bengaluru
Gandhi NagarJayanagarBasavanagudiShivajinagarRajajinagarMalleswaramIndiranagarWhitefieldByatarayanapuraYelahankaK.R. PuramBommanahalliDasarahalliMahadevapuraKengeriYeshwanthpurBanashankariVarthurBegurAttibeleAnekalJalaHesaraghattaUttarahalliVijayanagarJigani
Local terms used in Bengaluru registration offices
Partition deed
Municipal property record of ownership
Encumbrance Certificate
Record of Rights, Tenancy and Crops — agricultural land
Registration
What goes wrong — Karnataka and Bengaluru specifics
B-Khata property cannot simply be transferred to A-Khata
B-Khata records properties that deviate from approved plans or lack conversion. Mutation does not cure this — regularisation is a separate process, and banks generally will not lend against B-Khata. Establishing which you hold is the first step, not a detail.
e-Khata migration has surfaced legacy mismatches
Karnataka's move to e-Khata exposed discrepancies between paper khata records and registered deeds that had gone unnoticed for years. These now block transactions and must be reconciled.
Registration alone does not make you the recorded owner
This is the most widely misunderstood point in Indian property. A registered deed transfers title between the parties, but municipal and revenue records continue to show the previous owner until mutation completes. Banks, buyers and utilities rely on those records.
Unpaid dues block the application
Outstanding property tax, water charges or society dues attached to the property will stall a mutation application. These need clearing — and evidencing — before filing rather than after rejection.
A mismatch between deed and record is the usual cause of rejection
Differences in name spelling, property extent, survey number or boundary description between the registered deed and the existing record are the most common reason applications are returned. Reconciling them before filing avoids months of delay.
A-Khata vs B-Khata changes what is possible
Properties on B-Khata face restrictions on loans and further transfer, and a gift deed does not cure the underlying irregularity. In Bengaluru this must be established before drafting, since it changes the advice entirely.
Revenue-pocket layouts on the city fringe
Large parts of Sarjapur Road, Varthur, Anekal and the northern corridor contain revenue layouts on unconverted agricultural land. Gifting such property without DC conversion transfers a defect rather than resolving it.
BDA and BBMP jurisdictional overlap
Properties in transition between BDA and BBMP jurisdiction frequently show inconsistent khata records. Reconciling this before registration avoids a rejected khata transfer afterwards.
Khata Transfer services across Bengaluru
WhitefieldElectronic City Phase 2Sarjapur RoadHSR LayoutYelahankaJayanagarIndiranagarKoramangalaBellandurJP NagarBannerghatta RoadKanakapura RoadMalleshwaramHennur RoadVarthurKengeri
Khata Transfer FAQs — Bengaluru
How do I transfer khata / mutation to my name in Bengaluru?
After registration, apply for Khata Vargavane (mutation) through e-Khata / Kaveri 2.0 or at BBMP (Bruhat Bengaluru Mahanagara Palike), submit the registered deed, prior tax receipts and ID proof, clear any objection during the notice period, and collect the updated record. We file it and follow it through.
Is registering the sale deed enough, or do I need mutation separately in Bengaluru?
Registration alone does not update the municipal or revenue record. Until Khata Vargavane is completed, BBMP (Bruhat Bengaluru Mahanagara Palike) still shows the previous owner — which blocks a future sale, loan or tax change. Mutation is a separate, essential step.
How long does khata / mutation transfer take in Bengaluru?
Typically 3–5 working days for drafting and verification after the application, longer where an objection is filed or records are pre-digitisation. We track the file and respond to queries to avoid delays.
What documents are needed for mutation in Bengaluru?
The registered sale, gift or partition deed, latest property-tax receipts, an encumbrance certificate, identity proof, and — for inheritance — the death certificate and legal heir details. Requirements vary slightly by Karnataka authority.
Can I apply for mutation online in Bengaluru?
In most of Karnataka, mutation is filed through e-Khata / Kaveri 2.0. The online step still needs the correct documents and often a physical verification, which is where applications commonly stall — we handle both.