Buying your dream home in Bengaluru? Ensure a smooth, secure purchase with the right paperwork. Some key home legal documents proving the property’s legality, ownership, and readiness for living. Don’t forget verified building approvals, up-to-date tax receipts, and mandatory NOCs. With the right documents in place, your homebuying journey becomes safer, faster, and worry-free.
Summary Table of Key Home Legal Documents for Residential Property
Here is a comprehensive summary of some key home legal documents you’ll need like the Sale Deed, Khata Certificate, Encumbrance Certificate, and Occupancy Certificate.
| Documents | Where You Need It | Why Is It Important |
|---|---|---|
| Sale Deed | Sub-registrar office | Needed for the final property registration |
| NOCs (Fire, Water, Electricity, etc.) | Various government departments | Before project approval and during completion |
| Mother Deed | Legal due diligence by lawyers | During legal verification of property ownership history |
| Encumbrance Certificate | Sub-registrar office / online Kaveri portal | Before buying property to ensure it’s free of legal dues |
| Khata Certificate & Extract | BBMP/BDA office | For property tax registration, loans, or resale |
| Occupancy Certificate (OC) | Municipal Corporation (BBMP/BDA) | Post construction, before occupying the house |
| Completion Certificate | Municipal authority | After construction to certify compliance with approved plans |
| Building Plan Approval | Local planning authority (BBMP/BDA/BMRDA) | Before construction starts |
| Allotment Letter | For under-construction or builder projects | Builder to buyer and bank |
| Possession Letter | Builder to buyer | At handover of the property |
| Property Tax Receipts | Municipal Corporation | During resale or loan application |
| Loan Clearance or Bank NOC | Issuing bank | Before resale or title transfer of a financed property |
List of Home Legal Documents to Check While Buying House in Bengaluru
Sale Deed
A Sale Deed is a legal document that officially transfers ownership of a property from the seller to the buyer. It serves as the primary proof of sale and is executed during the final stage of a property transaction. In India, a Sale Deed must be registered at the local Sub-Registrar Office to be legally valid. It includes key details like property description, sale amount, buyer-seller information, and terms of the transaction.
Essential for home buyers, the Sale Deed ensures legal possession and is a mandatory document for property registration, resale, and home loans.
No Objection Certificates (Fire, Water, Electricity etc.)
No Objection Certificates (NOCs) are official permissions issued by various government departments confirming that a property or real estate project complies with specific regulatory requirements. These NOCs are mandatory for builders and developers during different stages of project approval, construction, and occupancy.
Common Types of NOCs in Real Estate
| NOC Type | Issued By | Purpose |
|---|---|---|
| Fire NOC | Fire Department / Local Fire Authority | Certifies fire safety compliance in building design and construction |
| Water Supply NOC | Municipal Water Board / BWSSB (in Bangalore) | Ensures availability and legality of water connection for the property |
| Sewage NOC | Municipal Corporation / Pollution Board | Verifies proper sewage disposal system |
| Electricity NOC | Local Electricity Supply Board (e.g., BESCOM) | Confirms legal electrical connections and infrastructure compliance |
| Environmental NOC | State Pollution Control Board | Mandatory for larger projects to ensure eco-friendly construction practices |
| Airport/Airspace NOC | Airport Authority (if near flight path) | Ensures building height compliance in restricted zone |
Mother Deed
A Mother Deed is a legal document that records the original ownership and successive transfers of a property. It establishes the root of title and provides a complete history of ownership, making it essential for property transactions, legal verification, and loan approvals. If unavailable, a certified copy can be obtained from the Sub-Registrar Office.
Encumbrance Certificate
An Encumbrance Certificate (EC) is an official document that verifies whether a property is free from legal or financial liabilities such as mortgages, loans, or disputes. It is a critical document used to ensure clear title ownership before purchasing or selling property in India.
The EC lists all registered transactions—like sales, leases, or mortgages—linked to the property for a specific period. It is commonly required for home loans, property registration, and legal verification. In Karnataka (including Bangalore), ECs can be obtained online via the Kaveri portal or at the local Sub-Registrar Office.
Khata Certificate
A Khata Certificate is an essential property document issued by the municipal authorities (like BBMP in Bangalore) that certifies a property’s listing in the local civic records. It contains details like the property owner’s name, size, location, and tax assessment. Why is the Khata Certificate Important?
The Khata Certificate is required for:
- Applying for electricity, water, and other utilities
- Property tax payments
- Getting building plan approvals
- Home loan processing
- Property resale or transfer
It proves the legality of the property in the eyes of the municipal body and is often demanded during registration and resale.
Types of Khata
- A Khata: Legally approved properties with all documents in order
- B Khata: Properties that lack full approvals or are pending regularization
Tip: Always ensure the property has an A Khata before buying, especially in Bangalore.
Occupancy Certificate
An Occupancy Certificate (OC) is an official document issued by the local municipal authority that certifies a building is complete, legally constructed, and safe for occupation. It confirms that the construction has followed all approved plans, building codes, and local regulations.
In India, the OC is mandatory for taking legal possession of a residential or commercial property. Without it, the property is considered unauthorized, and owners may face issues with home loans, utilities, or resale.
Completion Certificate
A Completion Certificate (CC) is a crucial legal document issued by the local municipal authority that confirms a building has been constructed according to the approved plan, building codes, and safety regulations. It certifies that the structure is complete and ready for further approvals like the Occupancy Certificate (OC).
Why is a Completion Certificate Important?
- Validates that construction complies with approved plans
- Required for obtaining an Occupancy Certificate
- Essential for home loans, property registration, and resale
- Confirms basic amenities like water, sewage, and electrical systems are in place
- Protects buyers from illegal or unauthorized construction.
Building Plan Approval
Building Plan Approval is the official permission granted by a city’s development authority or municipal corporation to start construction on a piece of land. The approved plan outlines the structure’s design, layout, floor area, open spaces, height, and setbacks.
Why is it Important?
- Confirms legal use of land (residential, commercial, etc.)
- Ensures adherence to zoning and building regulations.
- Required to apply for utilities (electricity, water, sewage).
- Essential for obtaining Completion and Occupancy Certificates.
- Avoids penalties, demolition, or future legal issues.
Allotment Letter
An Allotment Letter is a key document issued by a builder or housing authority to a homebuyer that confirms the allocation of a specific property unit. It typically includes details like the flat number, floor, total cost, payment schedule, and project timeline.
This letter is one of the first legal proofs of property purchase—especially important when buying under-construction properties.
Why is the Allotment Letter Important?
- Confirms official allocation of your property
- Required for applying for a home loan
- Acts as a formal agreement before the sale deed
- Useful for legal and financial verification
- Records the terms agreed upon with the builder
Possession Letter
A Possession Letter is an official document issued by the builder or developer to a homebuyer, stating that the property is ready for possession. It confirms that construction is complete and the builder is handing over the physical possession of the unit to the buyer.
This letter is usually issued after receiving the Occupancy Certificate (OC) and full payment from the buyer. It’s a crucial document in the final stages of the homebuying process, especially in under-construction projects.
Why is the Possession Letter Important?
- Confirms the builder has completed the unit
- Needed to take physical possession of the property
- Required for home loan disbursement (final stage)
- Serves as proof in case of delays or legal disputes
- Precedes property registration and interior work
Property Tax Receipts
Property Tax Receipts are official records issued by the municipal authority confirming that the property owner has paid the annual property tax. These receipts serve as legal proof of tax payment and are important for verifying property ownership, applying for home loans, and during resale or property transfer.
In India, property tax is typically paid to local bodies like BBMP (in Bangalore), BMC (in Mumbai), or GHMC (in Hyderabad). Receipts are issued either online or offline after successful payment.
Why are Property Tax Receipts Important?
- Proof of timely tax payment
- Required for property resale or registration
- Needed for Khata transfers, home loans, and legal verification
- Helps avoid penalties or legal issues with local authorities
Loan Clearance or Bank NOC
A Loan Clearance Certificate or Bank NOC (No Objection Certificate) is an official document issued by a bank or financial institution once a home loan is fully repaid. It confirms that the borrower has cleared all outstanding dues, and the lender no longer has any legal claim or lien on the property.
This document is essential for updating property records, applying for resale, or transferring ownership after loan closure.
Why is a Bank NOC Important?
- Proves the home loan is fully paid off
- Required for property resale or loan transfer
- Helps remove the bank’s lien from property records
- Needed to update Khata, title, or encumbrance certificate
- Ensures a clean legal title for future buyers or lenders
Conclusion
Before buying property in Bangalore, ensure thorough legal due diligence. Verify key home legal documents like the Title Deed, Encumbrance Certificate (EC), Khata Certificate, Building Plan Approvals, Occupancy Certificate (OC), and RERA registration. Also confirm zoning clearances, tax receipts, and necessary No Objection Certificates (NOCs). Engaging a trusted property lawyer helps avoid legal complications and ensures safe, compliant ownership.
Frequently Asked Questions
Agreement to Sell – A promise to sell property in future, creates contractual obligation
Sale Deed – Actual transfer of ownership, executed at Sub-Registrar’s office
Agreement to Sell precedes Sale Deed and contains terms and conditions
The key documents include:
Title Deed – Proves ownership
Sale Deed – Transfer document
Encumbrance Certificate – Shows property transaction history
Property Tax Receipts – Proof of tax payments
Approved Building Plans – Municipal approvals
Completion Certificate – Building completion approval
NOC from Society/Builder – No objection certificate
Power of Attorney (if applicable)
RERA (Real Estate Regulation and Development Act):
Mandatory registration for projects >500 sq.m or >8 apartments
Provides RERA number for verified projects
Protects buyer rights and ensures project completion
Requires builders to deposit 70% funds in escrow account
Important NOCs include:
Society NOC – For resale flats
Builder NOC – For new constructions
Bank NOC – If property was mortgaged
Pollution Control Board – For industrial properties
Airport Authority – For properties near airports
Stamp Duty – State tax on property transfer (varies by state, typically 3-10%)
Registration Fee – Fee for document registration (usually 1-2%)
Both are mandatory and calculated on property value or circle rate, whichever is higher
Loan documentation requires:
Property Papers – All title documents
Approved Plans – Building approvals
Agreement to Sell – Purchase agreement
Insurance Documents – Property insurance
Income Documents – Buyer’s financial proof
Power of Attorney (POA):
Legal authority to act on behalf of property owner
Required when owner cannot personally execute documents
Must be registered and properly attested
Should verify POA holder’s authority and genuineness
Property insurance provides:
Protection against natural disasters
Coverage for theft and burglary
Mandatory for home loan properties
Helps in quick claim settlement
Protects investment value
A Khata Certificate is issued by the local municipal body and confirms that a property is listed in civic records for tax and utility purposes. It is required for legal construction, loans, and resale.
No. A Possession Letter only confirms that the builder is handing over the physical possession. Legal ownership is transferred only after the Sale Deed is registered.
HDFC Home Loan
SBI Home Loan
