APPLICATION FOR TRANSFER OF KHATA
Also a notice of transfer of title under Section 114 of the Karnataka Municipal Corporations Act, 1976
To,
The __________,
Ward No. / Ward: __________,
__________,
Date: __________
Place: __________
Subject: Transfer of khata of the property situated at __________ — from the name of __________ to the name of __________.
Reference: Registered __________ dated __________, Document No. __________, registered in the office of the __________.
Sir / Madam,
1. Who I am. I am __________, __________ __________, aged about __________ years, residing at __________. My mobile number is __________. I am the present owner of the property described in paragraph 3 below.
2. Why I am writing. I have acquired the property under the registered __________ referred to above. Section 114 of the Karnataka Municipal Corporations Act, 1976 requires the transferor and the transferee to give notice of a transfer of title to the Commissioner within three months of the execution of the instrument. This application is that notice, and I request that the khata be transferred to my name in the records of the Corporation and that a khata certificate and khata extract be issued accordingly.
3. The property. The particulars of the property are:
| Type of property | __________ |
| Address | __________ |
| Extent | __________ |
| Khata now stands in the name of | __________ |
| Register on which the property stands today | __________ |
4. How I acquired it. I acquired the property from __________ under the registered __________ dated __________, Document No. __________, registered in the office of the __________. Possession of the property was handed over to me at the time of registration and I am in peaceful possession and enjoyment of it.
5. Stamp duty paid and khata transfer fee. Stamp duty of __________ was paid on the said deed, as recorded in the registration endorsement. The khata transfer fee payable is 2% of the stamp duty so paid. If the office computes the fee at a different figure, I will pay the difference on demand.
6. Property tax. Property tax on this property has been paid up to the year __________. The latest paid receipt is enclosed. There are no arrears of property tax, cess or any other municipal dues outstanding on the property to the best of my knowledge, and if any arrear is found on verification I undertake to clear it before the khata is transferred.
8. No dispute. There is no suit, appeal, revision, injunction, stay order, acquisition notification or other proceeding pending in respect of this property to the best of my knowledge and belief, and the property is not the subject of any dispute over title, boundary or possession.
9. My undertaking. I undertake that:
(a) the statements made in this application are true to the best of my knowledge, information and belief, and no material fact has been concealed;
(b) I will produce the original title deeds and every other original document for verification whenever the office calls for them;
(c) I will pay the khata transfer fee and any other charge lawfully demanded;
(d) I will pay property tax on this property in my own name from the year in which the khata is transferred; and
(e) if the khata is transferred on the strength of any statement of mine that later turns out to be incorrect, the Corporation may cancel or correct the entry after giving me notice, and I will indemnify the Corporation against any loss caused by such a statement.
10. Prayer. I therefore request that you may kindly be pleased to:
(i) take on record this notice of transfer of title under Section 114 of the Karnataka Municipal Corporations Act, 1976;
(ii) transfer the khata of the property described above from the name of __________ to my name in the records of the __________;
(iii) issue a khata certificate and a khata extract in the transferred name;
(iv) update the property tax record so that future demands are raised in my name; and
(v) issue me an acknowledgement of this application with the Sakala registration number, and communicate in writing any objection or shortfall so that I may set it right.
Thank you.
Yours faithfully,
_______________________________
__________, Applicant
Mobile: __________
ENCLOSURES
Tick each one as you put it in the file. Bring the originals for verification and self-attest every photocopy. An application that reaches the counter with a gap in this list is the single most common reason khata transfers are returned.
- [ ] Copy of the registered __________ dated __________, Document No. __________ (all pages, including the registration endorsement showing the stamp duty of __________)
- [ ] Copies of the earlier title deeds forming the chain, going back at least to the deed under which __________ acquired the property
- [ ] Encumbrance Certificate (Form 15 / Form 16, covering the sale deed entry)
- [ ] Latest property tax paid receipt, showing tax cleared up to __________, with no arrears
- [ ] Previous khata certificate standing in the name of __________
- [ ] Previous khata extract (Form issued by the Corporation, showing extent, built-up area and annual value)
- [ ] Sketch of the property showing the boundaries and measurements, and its location in the layout
- [ ] Copy of the applicant's Aadhaar and PAN, self-attested
- [ ] Two passport-size photographs of the applicant
- [ ] Affidavit / declaration in the form the office prescribes, if called for
- [ ] Copy of the DC conversion order under Section 95 of the Karnataka Land Revenue Act, 1964, if the property was converted from agricultural use
ACKNOWLEDGEMENT
Fill in the top half, hand both halves across the counter, and take this part back stamped. Do not leave without it — the Sakala number on it is what lets you track the file and, if the office runs past its time limit, what lets you appeal.
Received an application dated __________ from __________ for transfer of khata of the property __________, Ward __________, __________, together with the enclosures listed overleaf.
Sakala / GSC acknowledgement number: ______________________________
Date of receipt: ____________ Due date under Sakala: ____________
Signature and seal of the receiving officer: ______________________________
NOTES FOR THE APPLICANT
This part is for you. It is not part of the application and does not have to be submitted.
A khata and B khata — what the difference actually means for you
A khata means your property sits on the Corporation's main property register. The Corporation is saying two things at once: that it will collect tax from you, and that the property meets the legal and planning requirements — the land use is converted, the layout is approved, the building follows the sanctioned plan. With an A khata you can get a building plan sanction, a trade licence, a water and power connection without argument, a home loan from almost any bank, and a resale that does not need explaining.
B khata means your property sits on a separate register the Corporation keeps for properties on which it collects tax but which do not meet those requirements — an unapproved layout, a revenue site never converted from agricultural use, a building that departed from its sanctioned plan. The provision usually cited for that register is Section 108A of the Karnataka Municipal Corporations Act, 1976, but treat the citation as a pointer rather than a settled fact: this corner of the Act has been amended more than once and litigated, and the section as it stands today may not read as it did when the phrase 'B khata' entered common use. What has not changed is the practical position. A B khata is a receipt for your tax. It is not a certificate that the property is lawful. Plan sanction and trade licence are refused, most banks will not lend against it or will lend on worse terms, and when you sell, the next buyer faces exactly the problem you are facing now and prices it in.
Three things follow, and they are the answers to the questions every buyer in Bengaluru asks:
- A khata is not title. Neither an A khata nor a B khata proves you own anything. Your ownership comes from the registered deed and the chain of deeds behind it. A khata is a tax record. It cannot cure a bad title, and a delay in getting it does not affect your ownership.
- A transfer does not upgrade the register. If the property is on the B Register today, the transfer will be recorded on the B Register in your name. The Corporation will not move it to the A Register merely because it changed hands. Anyone who told you that buying an A khata property is what you were doing should have shown you the seller's khata certificate before you paid.
- Conversion is a separate application. Moving from B to A requires the property to satisfy whatever conditions the law currently prescribes — typically a DC conversion order under Section 95 of the Karnataka Land Revenue Act, 1964, an approved layout or plan, and payment of betterment charges and any regularisation levy the State currently permits. The rules here have changed more than once in recent years and have been litigated. Ask the ward office, in writing, what applies to your property today.
The fee
The khata transfer fee is 2% of the stamp duty paid on your sale deed — not 2% of the sale price, and not 2% of the guidance value. Take the stamp duty figure straight from the registration endorsement at the end of the deed. If stamp duty of Rs 4,48,000 was paid, the khata transfer fee is Rs 8,960. On top of that there is a small fee, usually in the low hundreds, for issuing the khata certificate and the khata extract. If the property has never had a khata at all, you are applying for khata registration rather than transfer — a different application, on which betterment charges may be demanded, and one this form does not cover. Pay by challan or online and keep the receipt — never in cash without one.
How long it takes and what you should get back
Khata transfer is a notified service under the Karnataka Sakala Services Act, 2011, with a stipulated time limit — commonly 30 days for a transfer, and a shorter period for the issue of a khata certificate or extract. The counter must give you an acknowledgement carrying a Sakala (GSC) number and the due date; take it, keep it, and track the file with it. If the office does not decide within the stipulated time, you can appeal to the Competent Officer under the Sakala Act, and the Act provides for a compensatory cost payable by the defaulting officer for each day of delay, subject to a ceiling. Verify the current limits and the appellate officer for your corporation on the Sakala portal before you appeal.
What you should end up holding: the stamped acknowledgement at the time of filing; a written endorsement if the office objects or wants something more; and, on approval, a khata certificate and a khata extract in your name, with the property tax record updated so the next demand is raised on you. The moment you get the extract, check the spelling of your name, the PID, the extent and the built-up area against your sale deed. A mistake corrected in the first week is a correction; the same mistake found three years later, when you are selling, is a fresh application.
Do it within three months
Section 114 of the Karnataka Municipal Corporations Act, 1976 requires notice of the transfer to be given within three months of the deed, and until it is given the seller remains the person the Corporation looks to for the tax. Sellers have been known to receive demand notices years after a sale for precisely this reason. File early, and if the seller is still reachable at registration, get their signature on the transferor's line — a joint notice moves faster.
In Bengaluru, check the e-Khata position first
Since late 2024 the Bengaluru corporations have moved khata records onto an e-Khata system, and an e-khata has become a practical precondition for registering a sale within those limits — the sequence is now the seller's final e-khata, then registration of your sale deed, then the transfer of the khata into your name through the portal. The Greater Bengaluru Governance Act, 2024 has also reorganised BBMP into separate city corporations, so the office and the officer for your ward may not be what they were. Before you file, confirm on the portal or at the ward office whether your transfer is to be done online, at the counter, or both. Where it is done online, use this document as the covering application and enclosure list — it is still what a clerk reads, and it is still your record of exactly what you submitted and when.
Outside Bengaluru
The same application works for the other city corporations governed by the Karnataka Municipal Corporations Act, 1976 — Mysuru, Mangaluru, Hubballi-Dharwad, Belagavi, Kalaburagi, Davanagere, Ballari, Tumakuru, Shivamogga, Vijayapura and the rest — with the officer's designation and the ward details changed. It does not work for a City or Town Municipal Council or a Town Panchayat. Those bodies run under the Karnataka Municipalities Act, 1964, the officer is the Chief Officer, and Section 114 of the Corporations Act — which this document cites in its subtitle, in paragraph 2 and in prayer (i) — does not bind them at all. The enclosure list is much the same, but every statutory reference here would have to be replaced with the correct provision of the 1964 Act, so have that version drafted rather than editing this one. If the property is in a gram panchayat area, stop as well: this is the wrong form. There the record is Form 9 and Form 11 on the e-Swathu system, the officer is the Panchayat Development Officer, and the process is different from start to finish.