Buying property in Bangalore is a significant financial decision, and relying solely on the documents provided by the seller may not be enough. Title disputes, unpaid dues, encumbrances, Khata issues, unauthorised construction and missing approvals can create serious problems for a buyer after the purchase. Property due diligence helps a buyer verify the seller’s title, ownership history, government records, approvals and other legal aspects before signing the Sale Deed and completing registration.

What Is Property Due Diligence?

Property due diligence is the process of carefully examining the legal, ownership, revenue, municipal and other relevant property records before purchasing a property. It helps a buyer verify that the seller has a valid right to transfer the property and identify any disputes, encumbrances, unpaid dues, restrictions or other discrepancies that could affect the purchase or the buyer’s future ownership. 

In Manjit Singh & Anr. v. Darshana Devi & Ors., 2024 INSC 895, the seller had earlier agreed to sell the property to the plaintiff but subsequently sold it to another purchaser. The plaintiff’s husband was already in possession of the property as a mortgagee, yet the subsequent purchasers failed to enquire into his rights and interest. The Supreme Court held that they could not claim the status of bona fide purchasers because they had failed to make the necessary enquiries. The case highlights that due diligence is essential before purchasing property, particularly when another person is in possession of, or may have an interest in, the property. 

10 Checks to Complete Before Property Registration:

1. Verify the Title Deed and Complete Ownership Chain 

Start by examining the Encumbrance Certificate (EC) through Kaveri Online Services or the relevant Sub-Registrar Office, preferably covering 30 years or longer where required. The EC records registered transactions such as sales, mortgages, gift deeds and leases, but does not capture every possible claim. Examine it alongside the complete title chain, starting with the parent document such as an original grant, partition deed, BDA allotment or first Sale Deed and subsequent transfers up to the current owner. Ensure the chain is complete and the survey numbers, boundaries and extent match throughout 

2. Verify Khata Status: A-Khata, B-Khata and E-Khata

In Bangalore, Khata is a municipal record mainly used for property assessment and taxation. Verify the current Khata certificate and extract, ensuring the seller’s name and property details match the title documents. A-Khata is generally preferred, while B-Khata may indicate compliance or regularisation issues affecting financing or future transactions. E-Khata is the digital form of the municipal Khata record. Remember that Khata does not itself establish legal title. The applicable e-Aasthi portal can be used for preliminary verification. 

3. Confirm Land Conversion and Zoning

For plots and properties originally recorded as agricultural land, verify that the land has been legally converted for the intended use. Check the conversion order against the survey number, extent and permitted use. For private layouts, verify approval from the BDA, BMRDA or relevant planning authority, as applicable, and ensure the zoning permits the proposed use. Also cross-check the RTC/Pahani with the title and conversion records. 

4. Check RERA Registration for Applicable Projects

For new or under-construction projects covered by RERA, verify the project’s Karnataka RERA registration, including its registration number, promoter details, project status, sanctioned plans and completion timeline. Check available complaints and progress filings on the official portal and investigate any project that should be registered but does not appear in the records. 

5. Verify the Seller’s Identity, Capacity and Authority to Sell

Confirm that the seller has the legal authority to transfer the property. Verify their identity and ensure the details match the title documents. For inherited property, check the succession documents and rights of all legal heirs. If a Power of Attorney is used, verify that it is valid and specifically authorises the sale. For companies or other entities, check the required resolutions or authorisations and match PAN and other identity details with the transaction documents. 

6. Check for Litigation, Attachments and Government Acquisition

Go beyond the EC and check for pending litigation, court attachments, government acquisition or other claims affecting the property. Review available court records and relevant government notifications, including those relating to road widening, metro projects or other public works. A clean EC does not rule out every possible dispute, so an independent legal search is advisable. 

7. Confirm Loan Clearance and Obtain Necessary Release Documents

If the property has been mortgaged, verify that the loan is fully discharged and obtain the lender’s NOC, closure letter or Release Deed. Confirm that the mortgage has been released from the relevant records before registration. Any outstanding loan should be settled as part of the transaction. 

The importance of verifying encumbrances was highlighted by the Supreme Court in Moideenkutty v. Abraham George, 2025, where an existing bank mortgage had been concealed from the purchaser despite the property being represented as free from encumbrances. The decision highlights why buyers should independently verify mortgages and other liabilities before proceeding with a property transaction. 

8. Match Property Tax Records and Utility Bills

Verify that property taxes and municipal dues are up to date. Check the latest tax receipts and match the property ID, owner and details with the title documents. Where relevant, also check BESCOM and BWSSB records for outstanding dues. Resolve any discrepancies before registration. 

9. Physically Verify Boundaries, Extent and Approved Plan Compliance

Physically inspect the property to verify its boundaries, extent, survey number and access against the title and revenue records. Where necessary, engage a licensed surveyor to check for encroachments or discrepancies. For constructed properties, compare the building with the sanctioned plan and verify the applicable Occupancy Certificate (OC) and Completion Certificate (CC). 

10. Review the Agreement to Sell and Draft Sale Deed

Before signing the Agreement to Sell or finalising registration, have the Agreement and draft Sale Deed reviewed by an independent property lawyer. Check the property description, survey number, extent, boundaries, payment and possession terms, title representations and encumbrance clauses. For apartments, verify applicable society/RWA no-dues requirements. Also confirm the current guidance value and applicable stamp duty through the relevant registration system before execution. 

Final Takeaway

A registered Sale Deed is an important part of purchasing property, but registration alone does not mean that every aspect of the property has been legally verified. A buyer should examine the title chain, EC, Khata or relevant municipal records, revenue records, tax status, approvals, construction documents, land-use status, litigation and the physical property before completing the purchase. For a Bangalore property transaction, the safest approach is to verify the documents independently, compare the records, conduct a physical inspection, and obtain a professional legal opinion before proceeding with registration.

1. https://www.nobroker.in/forum/how-to-do-property-due-diligence-in-bangalore/ 
2. https://legalbrigade.co.in/blog/bangalore-property-due-diligence-checklist 
3. https://estatehive.in/blog/things-to-check-before-buying-flat-bangalore
4. https://theresidentially.com/things-to-check-before-buying-a-plot-in-bangalore/
5. Moideenkutty v. Abraham George, 2025 INSC 1428
6. Manjit Singh & Anr. v. Darshana Devi & Ors., 2024 INSC 895