Khata, EC, and Title Deed: Papers to Verify Before Design Begins

Most families who approach architects in Mysuru arrive with a plot, a rough idea of the rooms they want and a folder of papers they have never read closely. The drawings feel like the exciting part, so the paperwork gets pushed to later. That order is backwards. A beautiful 3D elevation is worth very little if the plan cannot be sanctioned because the title is unclear or the khata is in someone else’s name.

The three papers that matter most are the title deed, the Encumbrance Certificate (EC) and the khata. Each answers a different question, and your architect needs all three answers before the design can be fixed. This is a practical guide, not legal advice; for anything irregular, have a property advocate review the papers first.

Why paperwork comes before the drawing board

Design in Karnataka is not only about taste. Plan sanction is granted against a specific property, owner and plot measurement, and the drawings submitted must match what the records say. When the documents and the design disagree, the file comes back.

Here is how the papers feed directly into the design brief:

• Plot dimensions. The deed schedule and the khata record the plot’s size and boundaries. Setbacks, built-up area and the building footprint are all calculated from these numbers, so the architect draws from the recorded figure, not from a tape measurement alone.
• Owner name. The sanction application is made by the owner of record. If the plot is jointly owned or still in a parent’s name, that has to be settled or documented first.
• Land status. Whether the land is converted for residential use, part of an approved layout, or under a local body decides which authority handles sanction and what rules apply.
• Road and access. Road width influences permissible height and setbacks, so it changes the elevation.

The title deed: proving the plot is really yours

The title deed, usually a registered sale deed, gift deed, partition deed or settlement deed, is the root of ownership. It shows how the current owner acquired the property.

What to check:

1. Registration. The deed should be registered with the Sub-Registrar’s office.
2. Chain of title. Look at earlier deeds too, going back several transfers. Gaps in the chain are a warning sign.
3. Schedule of property. Compare the site number, measurements and boundaries across every deed. Small mismatches are common and must be resolved before design, because the architect needs one agreed figure.
4. All owners signed. Where property came through inheritance, every legal heir may need to have joined the sale or released their share.

The Encumbrance Certificate: checking for hidden claims

An EC is issued by the Sub-Registrar and lists registered transactions on a property over the period you request. It tells you whether the plot has been mortgaged, sold twice, or tied up in a registered agreement.

Points to keep in mind:

• Ask for a long period. A short EC can miss older transactions, so ask your advocate what period suits the property’s history.
• Match every entry. Each transaction should line up with a deed you have seen.
• Loans and releases. If the property was mortgaged earlier, look for the release entry.
• Know its limits. Unregistered claims and some family disputes will not appear.

If you plan a home loan, the bank will ask for the EC too, and loan approval often decides when construction can start.

The khata: the record that sanction depends on

The khata is the local body’s assessment record for the property. It confirms that the property is registered in the municipal or panchayat books, identifies the owner for tax purposes and records measurements.

What to verify:

• Name on the khata matches the deed. After a purchase, the khata has to be transferred to the new owner. Many sanction files stall because this step was skipped.
• Type of khata. Depending on layout status, the record can differ in what it allows. Ask your advocate or the authority whether it supports a direct sanction application.
• Tax paid up to date. Tax receipts are usually requested with the sanction file.
• Extract and certificate. Keep recent copies of both.

Because rules, formats and fees change, confirm the current requirements with the Mysuru City Corporation, the relevant development authority or the gram panchayat, whichever governs your plot.

How we use these papers at Uniq Builders

At Uniq Builders, the first consultation and the site visit are free, and the document check sits at the very start of that conversation. We ask to see the deed, EC and khata before we begin the architectural design work, because the plot figures in those papers become the base for everything our architects draw.

Once the records are in order, the design sequence follows a clear path. Clients choose from 3D elevations and pick the one that gets built, then working drawings are prepared for all floors with up to three rounds of revisions. Structural design is done with a soil test. Every package includes free assistance for government licensing work, and our team handles plan sanction, khata and licences, along with power, water and sewage connections. Statutory fees are paid directly by the client.

This is why the order matters for budget as well. Our construction packages start at ₹1,999, ₹2,499 and ₹2,999 per sq ft for Premium, Gold and Platinum, with custom pricing for Villa projects, terms and conditions apply. A design that fits the recorded plot and the sanction rules on the first attempt avoids redrawing, resubmission and a revised estimate. The final figure is confirmed after the site visit, and site conditions such as rock excavation or additional foundation depth are quoted separately.

For NRI clients, we also help with registration and documentation. You can read more planning guides on our architects in Mysuru blog, or book a free site visit and consultation by calling +91 98449 93200, Monday to Saturday, 10:00 AM to 7:00 PM.

Frequently asked questions

Can an architect start design before the khata is transferred to my name?

Concept sketches and early layout ideas can begin, but final working drawings and the sanction file should wait. The application is made in the owner’s name, so a khata still in the previous owner’s name will usually hold up approval. Start the transfer early so it runs alongside the concept stage.

What should I do if the plot measurement in the deed differs from the actual site?

Tell your architect straight away and have a surveyor measure the plot. Your advocate can advise whether a rectification or a fresh survey record is needed. The design should be drawn to the figure the authorities will accept, not a guess between the two.

Does a clean EC mean the property has no problems at all?

No. An EC shows only registered transactions for the period covered, so unregistered claims or some family disputes may not appear. Treat it as one important check, and ask a property advocate for a title opinion before you commit to design and construction.