Difference Between A Khata and B Khata Properties: All You Need to Know

Buying a property, be it residential or commercial, involves quite a few procedures. Among the various aspects that need to be considered, the legal ones are the most important. Bruhat Bengaluru Mahanagara Palike (BBMP), the administrative body concerned with the civic and infrastructural developments of the Greater Bengaluru metropolitan area, is responsible for issuing the Khata certificate – a crucial document that decides the status of a property in Bangalore. For every property owner, it is mandatory to have the Khata certificate to prove their ownership of the property and pay property taxes.

The BBMP issues two types of Khata certificates – A Khata and B Khata. Let’s delve into the details and find out everything to know about Khata certificates – from obtaining them to their significance and the difference between A Khata and B Khata.

What is A Khata Certificate?

Khata is a legal document, which contains vital information regarding the ownership of a property. The Khata certificate came into existence in 2007 when BBMP was formed with the aim of simplifying tax collection in Bangalore. Issued by BBMP, the Khata will have information pertaining to the size, area, location as well as the type of property i.e., whether residential or commercial.

Why Should You Get a Khata Certificate?

Khata, as you now know, is a mandatory document to have for all property owners in Bangalore. The possession of it is necessary to obtain building license, layout plan approvals, and bank loans. Having in possession of a Khata also makes it easier to get electricity and water connections.

Who is Eligible for Khata?

If you are the legitimate title owner of a property, you can apply for Khata. The necessary documents to apply for Khata are as follows: title deed, encumbrance certificate, and property tax receipts.

By presenting the above-mentioned documents to Revenue Officer or Assistant Revenue Officer, you can get Khata upon verification of all the submitted documents. You can also apply for a Khata at any of the Karnataka government approved Citizens Service Centre. Make sure that you collect the acknowledgement receipt after submitting the duly filled application form in the approved format.

A Khata And B Khata Properties

As we have covered the most important facts about Khata certificates including why it is necessary to get a Khata certificate, and how to get one, let us now get into the specifications of each and the difference between A Khata properties and B Khata properties.

A Khata Properties

An A Khata certificate legally validates that a property has secured all approvals from the respective bodies and is built adhering to the norms prescribed – building byelaws and property taxation. In other words, an A Khata property is legal. As already mentioned above, owning an A Khata property helps you with getting home loans, building plans and occupation certificates easily. Other benefits of owning an A Khata property includes transferring the ownership or selling it easily, get trade licenses and expand/renovate property as and when necessary. It also ensures that you will not face any legal issues in the future.

Procedures to Get an A Khata Certificate?

The first step towards getting an A Khata certificate is to acquire an attested sale deed and encumbrance certificate. To get these two, you need to visit the sub registrar’s office. Once it is done, you can either download the application form from the BBMP website or visit the nearest BBMP office. Fill in the form and enclose all the documents required – either attested or notarised and submit the same. It usually takes just over a month to receive the A Khata certificate. If there is a delay of more than two months in getting the A Khata certificate, you can file an RTI (Right to Information) application.

B Khata Properties

Unlike A Khata properties, B Khata properties have no legal standing. BBMP maintains a separate register for B Khata properties. Though illegal, civic charges and taxes are collected from B Khata properties. What makes a property illegal and results in subsequently categorised into a B Khata property?

• Flouting the bylaws while constructing it
• Construction on revenue land
• Construction in unauthorised layouts
• Properties that don’t have completion or issuance certificates

Disadvantages of Owning a B Khata Property

Till 2014, B Khata properties used to enjoy certain rights, which are similar to A Khata properties. However, a ruling of the Karnataka High Court in December 2014 changed it all as it nulled any legal status of B Khata properties. Today B Khata properties are considered illegal properties. The most crippling disadvantages of a B Khata property are the following: it cannot be traded. No construction activities are allowed such as expanding it further if the property is B Khata certified, and finally the ownership of a B Khata property is non-transferable.

While A Khata is issued by BBMP, B Khata is issued by the local authority for the sole purpose of tax collection. Please note, paying of taxes or civic charges never makes a B Khata property legal.

Difference Between A Khata and B Khata Properties

A Khata	B Khata
Issued by BBMP	Issued by local authority
Property taxes are paid by the title holder	A separate register is maintained by BBMP to collect tax
Permission is granted for construction	No permission for construction
Eligible to avail loans	Loans are denied
Sale of property and transfer of ownership are allowed	Sale, transfer of ownership, or construction are not allowed
Trade license can be obtained	Trade license can’t be obtained
Deemed legal properties	Illegal as per the ruling of the Karnataka High Court
BBMP grants permission to renovate or extend the present property	Any kind of renovation or extension is strictly prohibited by BBMP

Advantages of Owning an A Khata Property

As an A Khata certifies that a property is legal, a lot of benefits come along with it – after all, it’s a legal document that offers a range of rights to the owner of the property. As they wish, owners of an A Khata property can carry out any kind of construction – be it residential or commercial at the premises. With an A Khata, loans can be availed. It also enables the sale or ownership transferring of the property.

Risks Associated with Owning a B Khata Property

What makes a B Khata property a risky investment is the fact that it is illegal. As an owner of a B Khata property, all you do is to pay taxes as well as civic charges. You are not allowed to do any construction activity on it, or further expand or renovate an existing facility on it. You cannot sell a B Khata property, nor you can transfer the ownership.

How to Convert a B Khata Property into an A Khata Property?

Conversion of a B Khata property into an A Khata property is essential if you wish to gain any benefit out of it. Read on and you will find out how you can do it.

Conversion of a B Khata property into an A Khata property is allowed if the property in question has minor deviations. If gross violations or major changes have been found out, conversion is not allowed. Before applying for the conversion, make sure that you clear all the dues such as property tax, penalties, DC conversion charges and betterment charges levied by BBMP. Once this is done, you need to submit the following documents to the Assistant Revenue Officer, BBMP.

• Certified copies of paid property tax
• Sale deed of the property
•  Title deed, which is in the name of the lawful owner
• Conversion certificate of the land from agricultural to non-agricultural use, in case the land in question was deemed agricultural land earlier
• Clear blueprint showing the property’s location along with its dimensions and specifications
• Certificate or receipts of any improvement charges paid to BBMP
• Occupancy certificate
• Khata extract certificate

If you wish to make the entire process online, you can do so buy visiting the following website:
www.sakala.kar.nic.in/online/bbmp

Once logged in, choose Khata transfer option from the menu. Following this, you will be required to fill in the data. The next step is to upload the mandatory documents (please see the list mentioned above). Once it is done, you will be granted a Sakala number, using which you can track the status of your request. To ensure that the entire process of B Khata into A Khata conversion goes smoother, you will receive an SMS at every step. Once your A Khata certificate is ready, you will be alerted about the same and you can download it, or visit BangaloreOne to get your copy.

The Importance of  Verifying the Khata Certificate Before Buying a Property

Most people in their lifetime buy properties for either residential or commercial purpose. It involves a bevy of procedures as well. When you buy a property in Bangalore, the most important aspect you need to check for is the status of the Khata certificate – whether the property you are buying is accorded an A Khata certificate or a B Khata certificate.

As we have reached almost at the end of the article, it doesn’t require to state again that A Khata certificate is mandatory for all types of properties that come under Bruhat Bengaluru Mahanagara Palike (BBMP). Securing one, to put it simply, will let you have peace of mind as it is vital to get building license, approval of layout plans, and bank loans at any of your preferred location anywhere in Karnataka. The possession of the Khata certificate also makes it easier for property owners to get electricity and water connections.

Final Thoughts 

Before concluding, let us have a look at the main points covered so far, once again:

When it comes to Khata certificate the most important information to keep in mind is that there are, mainly, two types of Khata certificates – the A Khata and B Khata. While the A Khata certificate is legal and lets you avail loans, construct on it, renovate, or expand it further within the premises, transfer the ownership or sell, the B Khata is illegal. With a B Khata certificate, you cannot do any kind of activities on the property as it is deemed illegal. While the A Khata is issued by Bruhat Bengaluru Mahanagara Palike (BBMP), it is the local authority that issues the B Khata.

It is necessary to be in possession of A Khata certificate to prove that the property belongs to you or to be eligible to obtain loans as well as electricity and water connection. Also, it is mentioned in detail about the process of converting a B Khata certificate into an A Khata certificate. You can do the conversion, provided that there are only minor issues, either by visiting the Assistant Registrar Office of BBMP or online.

Remember, to be considered as the legal owner of a property and enjoy the benefits of owning one in Bangalore, it is necessary to have the A Khata certificate. Make sure that when you buy a property it has a valid A Khata certificate. Always check the veracity of the A Khata certificate with the help of a legal practitioner.