Khata, EC and Title Deed: The Paperwork Behind a Safe Plot Purchase

Every journey of home construction in Mysuru starts long before the first excavation. It starts at a table with three sets of papers: the title deed, the encumbrance certificate and the khata. If any one of them is weak, the house you build on that plot carries the weakness with it, through plan sanction, bank loans, utility connections and eventually resale.

Most buyers ask for documents only after falling for the plot. That order is backwards. This guide walks through what each document proves, what it does not prove, and how the three should agree with each other before you pay an advance.

The title deed: who actually owns the land

The title deed is the registered document through which the current seller acquired the property. It may be a sale deed, a gift deed, a partition deed, a settlement deed or a release deed. It answers one question: does the person selling to you have the legal right to sell?

A single deed is not enough. You want the chain of title going back over a long period, without gaps. When reading the chain, check:

• Names match exactly across every deed, including spellings, father’s names and addresses.
• Measurements and boundaries stay consistent. A plot that grows or shrinks between deeds needs an explanation.
• Survey number and site number are the same as those on the layout plan and the khata.
• Every transfer is registered. Unregistered agreements, general power of attorney sales and notarised documents do not carry the same weight.
• All legal heirs have signed where the property came through inheritance. A missing sibling can surface later with a claim.

Also ask for the land conversion order if the plot was once agricultural, and the approved layout plan from the relevant planning authority. A beautifully registered deed for a plot in an unapproved layout still leaves you exposed.

The encumbrance certificate: what is attached to the land

The encumbrance certificate, or EC, is issued by the Sub-Registrar’s office and lists registered transactions on a property over the period you request. It shows sales, mortgages, releases and similar registered dealings. Karnataka provides online access to many EC records, but the certified copy from the Sub-Registrar remains the safer document for a purchase.

Request the EC for a long period, ideally covering the whole chain of title you reviewed. Then read it against the deeds:

• Every sale in the chain should appear on the EC in the right order.
• Any mortgage shown should have a matching release or discharge entry.
• No transaction should appear that you have not seen a document for.

Know the limits of an EC. It records registered transactions only. An unregistered agreement to sell, a pending civil suit, a family dispute or a tenancy claim will not appear on it. That is why a search of court records and a legal opinion from an advocate are part of the same exercise, not optional extras.

The khata: how the local body sees the property

The khata is the local body’s record of who is assessed for property tax on that plot. It is not proof of ownership on its own, but it matters greatly in practice.

Without a proper khata in the owner’s name, plan sanction for a new house becomes difficult, bank loans may stall, and water, sewage and power connections can be delayed. In Karnataka you will hear buyers talk about different categories of khata, reflecting whether the property sits in a fully approved and regularised layout. Ask the local body directly which category your plot falls under and what that means for building permission today, because rules and regularisation schemes change.

With the khata, collect:

• The khata certificate and khata extract in the seller’s name.
• Up-to-date property tax receipts, with no arrears.
• For rural or panchayat properties, the relevant property record issued by the panchayat.

Check that the site number, dimensions and owner name on the khata match the title deed exactly.

Making the three documents agree

The real test is consistency. Lay the title deed, EC and khata side by side and compare the same five details on each: owner name, survey or site number, measurements, boundaries and location. Any mismatch is a question to resolve in writing before the sale, not after.

A sensible order for a plot purchase looks like this:

1. Collect photocopies of all documents from the seller before any advance.
2. Obtain a fresh EC and verify the khata directly with the local body.
3. Get a written title opinion from an independent advocate.
4. Visit the site with a surveyor to confirm boundaries and measurements on the ground.
5. Sign an agreement to sell with clear conditions tied to clean documents.
6. Register the sale deed, then apply to transfer the khata into your name promptly.

Stamp duty, registration charges and khata transfer fees change from time to time. Confirm current figures with the Sub-Registrar, the local body or your advocate rather than relying on older guides.

A technical check belongs alongside the legal one: whether the soil or rock will add foundation cost, and whether the layout allows your plan. At Uniq Builders, a soil test forms part of the structural design in every package, and site conditions such as rock excavation or extra foundation depth are quoted separately after a free site visit, so buyers see those costs before committing to a design.

For families who want one team to handle this early stage, the Villa option on our construction packages page is a one-stop solution from plot buying through construction to handover. Every package also includes free assistance with government licensing work, covering plan sanction, khata and licences, and power, water and sewage connections, with statutory fees paid directly by the client. NRI buyers get help with plot identification, registration and documentation. You can read more on our residential construction service, browse related guides in the home construction in Mysuru blog, or book a free site visit and consultation on +91 98449 93200.

Frequently asked questions

Is a khata proof that the seller owns the plot?

No. The khata is a tax and administrative record kept by the local body. Ownership is established through the registered title deed and the chain of title, which is why all three documents must be read together.

How many years should the encumbrance certificate cover?

Ask for an EC covering the entire chain of title you are reviewing, which usually means a long period rather than just the last few years. Your advocate can advise the right span for your plot based on its history.

Can I start building soon after buying a plot in Mysuru?

Only once the khata is in your name and the building plan is sanctioned by the relevant authority. Timelines vary with the plot, the layout status and the local body, so plan for approvals before you fix a construction start date.