Few days back I came across the question from one of my friend and client who is interested to purchase land and that land is of B Khata. He asked me is it good to have this property with B khata and what is the difference between A Khata and B Khata. So just thought to write up on this issue.
First let us look at what is meant by “Khata” according to BBMP (Bruhat Bangalore Mahanagara Palike). Khata is an account of assessment of a property, recording details about your property such as size, location, built up area and so on for the purpose of payment of property tax. It is also a kind of identification of the person who is primarily liable for payment of tax. It is required when you require a building license, trade licence or loan from banks or any other financial transactions. It is mandatory for all property owners to pay property tax, hence you need to have khata.
Now difference between Khata and Title Deed is, khata is an account of assessment of a property for payment of tax only. Hence khata will not confer ownership of property. Whereas Title Deed is the valid document which confer ownership on property.
Let us look at the reasons behind the origin of A Khata and B Khata lands. In 2007, those under the seven City Municipal Councils (CMC)?of Bommanahalli, Dasarahalli, Krishnarajapuram, Raja Rajeshwari Nagar, Mahadevapura, Byatarayanapura, Yelahanka, one Town Municipal Council (TMC) of Kengeri and 110 villages, were brought under the fold of the Bangalore Mahanagara Palike (BMP). Following this expansion and creation of the Bruhat Bangalore Mahanagara Palike (BBMP), those who did not have appropriate approval from the concerned land development authority and yet to come under the ambit of the Palike were issued an acknowledgment which was in common parlance known as ‘B’ Khata.
However, in reality, ‘B’ Khatha does not exist. Property identification numbers are entered into a register called as ‘B’ register stating that the civic agency has been paid its dues by the property owners. For citizens in need of an approval from the appropriate land development authority but have a Deputy Commissioner (DC)?conversion, the BBMP re-introduced Betterment Charges which will entail people to take a Khata on their property. This is how B Khata originated in the mind of property owners but not legally 🙂
Now the disadvantages of having B khata is that, you will not get building license, trade licence or loan from banks or any other financial transactions. Hence it is big hurdle to have B Khata land. Now what are the ways of converting B Khata land to A khata?
By paying betterment charges you can convert B Khata to A Khata. But you will face lot of hurdles, few of them are as below.
1) You should have DC converted property
2) Tax must be paid till date
3) Betterment charges for the conversion property need to paid to BBMP.
So the solution is to avoid purchasing B Khata properties and prefer A Khata to have comfortable position in dealing future financial transaction hurdles.
Related Post:-
Bangalore’s property revised guidance value (Effective from August 2013)
Happy news!!! -From today onwards Mr. D. Srinivasa, Advocate by profession and expert on property issues will answer your queries on this platform. Hence request you all to post your doubts regarding khata issue of Bangalore property by commenting to this post and he will reply to those quarries.
Mr.D.Srinivasa’s Profile-He has been practicing advocate since 1980 conducting mainly on civil disputes, property matters, cheque bounce cases, etc., he have worked as Assistant Law Officer in Bangalore Development Authority from 1986 to 1995. He is very well conversant with land acquisition cases, property disputes,etc., he has been giving legal opinion on property papers for various societies and banks and registration of various documents.
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Dear sir I have A Khata for a site purchased in 2002 by conversion made now it is under BBMP limits wirh E Khata, I have seen a transaction in EC saying one more sale in 2013 by a registration and a B Khata, reported to BBMP they have cancelled B Khata and ordered demolition for building built upon in my property files a IS suit in Civil case also, already 10yr passed still at fighting for my rights Canu inform what next action required to demolish the illegal structure and get back my property from clutches of fraud documentation Nandakumar
Sir,
House has CMC issued khata extract ,mentions betterment fee paid receipt no and date .taxes have been paid online till date and construction plan is approved.
It does not have bbmp khata but it is CMC issued khata .should I buy,pl suggest
Dear Sanjay,
Better to approach a lawyer to verify documents. It is hard for me to guide with the limited information.
Hi Sir,
We are planning to buy a property in Uttarahalli. The property doesn’t have approved layout plan but there is a building plan from BBMP which actually doesn’t match with the constructed house, but there is water supply approval from BWSSB, BESCOM connection and all the other connections. The property is around 5 yrs old. At first the property was B-khata till 2020 but now the buyer has made to A-khata by paying some charges etc in 2020 and tax paid is up to date. The property is under mortgage loan currently. We have actually liked that property and even paid the seller some advance. Please suggest sir, is it fine to buy the property? What are the risks? Is it ok to take that risks? Kindly provide your advice. Actually we are going for bank loan in nationalised and even bank is ready to give home loan. There are apartments, houses in next to the house none of them have approved layout plan but still how come they have got all the approvals for Cauvery water, electricity. Kindly suggest.
Thank you!
Dear Madhu,
Not approved plan and deviation in construction are enough indicators to stay away. Rest is left with you.
Sir, I purchased a plot in a converted property and I paid conversion charges, now layout owner is not supporting to provide power, drainage and road, in the conversion copy it's mentioned that he is obliged to give to these amities. How I can take it forward,
Dear Sundar,
No option but to take a legal battle.
I am looking to buy a plot in esther enclave layout near hormavu its bbmp b khata but DC conversion is not there..
Kindly suggest sir
Dear Prasad,
Can't suggest anything BLINDLY. Better to approach the lawyer and take the opinion.
Sir, is it safe to buy a DC converted plot in Anekal .. as some builders are selling villas for low price .. is it safe ?
Dear Kumuda,
Hard to say BLINDLY. Better to consult a lawyer and verify the documents.
I have a gramathana property in Bengaluru near Devanahalli. I’m planning to start a resort business there. Is it mandatory to get it commercial converted? Can I approach bank for loan for gramthana?
Dear Sir,
Could you please let me know which area is good to buy properties vishveshwaraiah layout (BDA) or D group layout (BDA A katha).
And also what is BDA sites and BDA A katha sites.
Dear sir,
Could u plz tel me is it safe to buy a B khatha property in marathalli, manjunath layout. As it's a ground plus first building with land. Is it safe to buy and can it be changed to A khatha ? Plz give me ur guidance
Dear Bhavesh,
I have replied to your email.
Dear Krishnamurthy,
It depends on your budget. Hard to say so.
I have visited some layouts in north Bangalore where they say it is DC converted , but its not A khata as its not under BBPM limits.
Can I go ahead with DC converted , but without A khata ?
They say it is Yellow zone and i dont have any idea on these zones.
Dear Nityanand,
Stay away from such YELLOW or RED zone.
I had purchased a plot in Kasavanahalli, it is A khata and has Khata certificate and Khata extract. When I applied for Khata transfer through Sakaala it got rejected with reason of rejection saying wrong schedule (north by site number is same as my site no.). Can you please let me know what to do in this case?
Dear Amulya,
You have to cross check with sub-registrar office regarding the schedule.