Buying land in Karnataka can be a great investment - but only if you do the homework first. A proper due diligence removes most surprises: broken title chains, hidden mortgages, missing approvals, or a land-use restriction that stops your project dead in its tracks. This simple guide will walk you through the key checks that matter (title search, encumbrance certificate, Khata, DC/CLU approvals and zoning), the documents to ask for, red flags to watch, and a short checklist you can carry to site.

Quick snapshot

• Always start with a title search and encumbrance certificate (EC) - these show ownership history and registered charges. (igr.karnataka.gov.in)

• For land converting from agriculture to non-agriculture, you need DC conversion / CLU - check the conversion order carefully.

• Khata / e-Khata and mutation records show tax/ownership entries - e-Khata is becoming mandatory for many approvals in Bengaluru. (SOBHA Limited)

• If it’s a plotted layout, check K-RERA registration and layout approvals. (rera.karnataka.gov.in)

• If you’re not an expert, get a short legal title opinion from a land lawyer before paying anything significant.

Title search - what it is and why it matters

A title search traces the chain of ownership (the “mother deed” and subsequent sale deeds) to confirm the seller truly owns the land and has the right to sell. A clean title means there are no unresolved transfers, gift deeds, partition issues, or family disputes recorded in the chain.

What to do:

• Ask the seller for the original title deeds/mother deed + subsequent sale deeds stretching back as far as possible.

• Verify names, dates, survey/plot numbers, and transfers match across all documents and the Encumbrance Certificate.

• If anything looks odd (missing year, gap in transfers, different names), ask a property lawyer to review the chain.

Why a lawyer helps: Lawyers can read old Marathi/Kannada deed scripts, spot suspicious endorsements, and confirm if earlier transfers were valid.

Encumbrance Certificate (EC) - the single most important quick check

An Encumbrance Certificate (EC) shows registered transactions (sale deeds, mortgages, charges) recorded at the sub-registrar’s office for a given period. In Karnataka, you can obtain ECs online via the official Kaveri/IGR portal - this is often the first file your lawyer will pull. (igr.karnataka.gov.in)

How to use EC:

• Ask for ECs for the land’s survey / survey-no or sale deed references for the last 20-30 years (practices vary; lawyers often check 30 years).

• Look for mortgages, loans, or attachments - these show up as encumbrances. Any mortgage must be cleared or formally discharged before a clean sale.

• Check that the seller’s name appears on the EC (matching the title deeds) for the recent period.

How to get one: the IGR/Karnataka site (Kaveri) allows online EC requests and downloads; there’s a small fee and simple steps to apply. (igr.karnataka.gov.in)

Khata, mutation & e-Khata - municipal records you must verify

Khata (property account) and mutation show the municipal record of ownership and tax payment. In Bangalore, A-Khata is the preferred, compliant document; B-Khata signals irregularities or pending regularisation. The BBMP/Greater Bengaluru Authority is moving records online as e-Khata - e-Khata has become essential for building approvals and makes verification easier.

Ask the seller for:

• Khata certificate / e-Khata number and latest property tax receipts.

• Proof of mutation (RTC / land records showing the seller’s name).

• If the property shows B-Khata, ask for a written explanation and whether regularisation is possible.

Why this matters: banks and authorities often require a valid Khata/e-Khata for approvals, loans and registrations.

Zoning, CLU & DC conversion - land use checks you cannot skip

If the land was agricultural and you plan to build, it probably needs a DC conversion (Deputy Commissioner’s order) or a Change of Land Use (CLU) from the local planning authority. Without a valid conversion/CLU, you may not get building plan sanctions or utilities.

What to confirm:

• Is the land converted? Ask for the DC conversion order (signed copy) and verify the survey numbers.

• Which authority issued approvals? (e.g., BDA/BIAAPA/BBMP/TPA depending on location). CLU rules and the application process differ by planning authority - check the relevant local portal. (biaapa.tpa.gov.in)

• For large projects or layouts, ensure the layout approval and any required environmental / NOC documents are in order.

Buyer tip: mismatched survey numbers between documents and conversion orders are a common problem - verify every number exactly.

RERA & plotted developments - when you should expect registration

If the land is part of a plotted layout or a project that creates multiple saleable plots/units, it may require K-RERA registration (projects above certain area/unit thresholds under Section 3). RERA listing reveals project plans, promoter details, and uploaded documents - always cross-check the RERA record for plotted projects. (rera.karnataka.gov.in)

Site visit & physical checks

Documents are crucial - but a field visit often reveals the truth. On-site check:

• Boundaries & fencing: Are boundary markers visible, and do they match the deed/survey map?

• Access road: Is there legal, all-weather access to the plot? (Right-of-way must be documented.)

• Neighbourhood & surroundings: Nearby heavy industry, flood plains, or future road alignments can kill value.

• Water & utilities: Source of water, presence of borewell or municipal supply, and visible sewer/drainage lines.

• Topography & encroachments: Slopes, marshy patches, and informal encroachments can complicate development.

Take photos, note GPS coordinates, and confirm survey numbers on a site sketch with the seller.

Red flags - pause and investigate

Walk away or ask for a stronger legal opinion if you see any of these:

• A missing/partial Encumbrance Certificate (EC) shows mortgages you weren’t told about. (igr.karnataka.gov.in)

• Title chain breaks, or multiple people claim rights on the same plot.

• Seller cannot produce the original mother deeds, or the deeds have suspicious alterations.

• No DC conversion/CLU where conversion is required for your planned use.

• The property shows B-Khata with no clear regularisation route.

• Pending court cases/attachments visible in EC or public records.

Documents checklist

• Original title deed/mother deed + all successive sale deeds.

• Encumbrance Certificate (EC) for the last 20-30 years (download from Kaveri). (igr.karnataka.gov.in)

• Latest tax receipts + Khata / e-Khata.

• DC Conversion order / CLU certificate (if applicable).

• Survey sketch & site plan (signed).

• Layout approvals, RERA certificate (if plotted project). (rera.karnataka.gov.in)

• No-dues / NOC documents (if any utilities/approvals required).

What a quick legal/title check covers

A short legal/title opinion typically confirms:

• Chain of title validity, last registered encumbrances, and outstanding charges.

• Whether the seller has the right to sell (and whether any family disputes exist).

• Whether necessary conversions/approvals are in place for your intended use.

If you’re serious about a purchase, this “paid sanity check” often avoids far larger losses later.

Final practical advice

• Start with Kaveri EC + title deeds. That single download often surfaces mortgages and overlapping claims fast. (igr.karnataka.gov.in)

• Get site photos + GPS + survey numbers during your visit and match them to documents.

• Use a local land lawyer for title search and a civil engineer/architect for feasibility if you plan development.

• Don’t pay fully until documents are cleared and you have a clear handover & registration plan.