Khata Bifurcation in Bangalore: A Complete Guide

In Bangalore, owning property means taking care of some important papers. One such paper is the Khata. Whether you own a commercial or residential property, it requires a unique property management set-up. Hence, Khata is a very important aspect of managing property in Bangalore.

For people who own commercial or residential property or are thinking of owning one, then it is important to understand the Khata as well as the Khata Bifurifiction.

What is Khata?

A Khata is an official document that is used to prove that the property under discussion is owned by the city government. It defines the length and breadth of the property, where the site is located, and the owner of the property.

In addition, it is an important document for legal cases as well as tax aspects. Whenever you want to sell, buy or transfer the property, you need a Khata document. However, there are types of Khata in Bangalore-Khata A and Khata B.

If a property is subdivided, each portion needs a separate Khata number. This process is known as Khata bifurcation bbmp.  It helps the new owners pay taxes and handle legal matters for their part of the property.

What is Khata Bifurcation?

Khata bifurcation refers to the process by which one Khata is divided into two or more Khatas. For example, if a big property is split into many parts each part requires one Khata. This could be used in the case of payment of property tax when the property is being sold or an individual needs a loan.

If you own many hectares of land and decide to sell half of the land area. The person who buys the other half will need a Khata for their part. Similarly, if a family property is split among brothers and sisters, each person will need their own Khata.

The BBMP has completed the Khata Bifurcation process for the following properties:

• Bangalore Development Authority (BDA) property
• Bruhat Bengaluru Mahanagara Palike (BBMP) property
• Bangalore Metropolitan Region Development Authority (BMRDA) property

When is Khata Bifurcation Needed?

As we know, Khata bifurcation BBMP becomes necessary when the property is divided into multiple owners. You may need Khata bifurcation for many reasons. The bifurcation allows each owner to receive a separate Khata for their share. That is why it is necessary. Here is the reason why you need Khata bifurcation

1. Property is Divided in a Family: If a family property is split among members, each person needs a separate Khata.
2. Selling Part of a Property: When a property owner sells a part of their land or house, the buyer needs a new Khata.
3. New Apartments or Houses: Builders who build flats or houses on one property need separate Khatas for each unit.
4. Splitting Joint Ownership: When two or more people own a property and decide to split it, they need to apply for Khata bifurcation.

Khata Bifurcation Process in Bangalore: Step-by-Step Guide

The process of Khata bifurcation in Bangalore involves several important steps. Each step ensures that your property division is legally recognized and properly documented. From preparing the necessary documents to updating tax records, every stage must be completed carefully.

Prepare Documents: To start the bifurcation process, you require many documents-

• Collect the sale deed of partition deed to prove you own the property.
• For purposes of proof of taxes, individuals should have a copy of the current property tax receipt.
• Obtain the Encumbrance Certificate (EC) which will help you determine if there is any legal issue regarding the property.

Submit the Application: Go to the bifurcation application to the respective BBMP office with all the documents. Fill out the BBMP Khata bifurcation form, attach the documents, and pay the application fee.

Document Verification: Once the document is submitted, BBMP officials will verify your documents. They will carefully inspect the property details and they must match with documents.

Approval Process: If everything is correct, the BBMP will approve your application. Once the application is approved, collect the new Khatas for each divided property.

Update Tax Records: Visit the BBMP office to update property tax records with the new Khata details. This ensures proper tax payments for each part.

Who Can Apply for Khata Bifurcation?

Not everyone can apply for BBMP Khata bifurcation. Certain BBMP Khata bifurcation rules must be followed to apply for the Khata Bifurcation.

• You need legal documents like a sale deed, court order, or partition deed to prove ownership.
• All property taxes must be fully paid before applying. Applications with unpaid taxes will not be accepted.
• The divided plots must meet the minimum size required by the BBMP. Smaller plots are not allowed. If the property is large, the subdivision plan must be approved by the BBMP or authorities like the BDA.

Required Documents for Khata Bifurcation

Khata’s Bifurcation process is based on the number of documents. The requirement of the document varies according to the types of transferring property cases. You need to gather and submit the following documents according to the case.

Through Sale Deed

• Copy of the registered sale deed.
• Previous Khata certificate and extract.
• Property tax payment receipts (latest).
• Encumbrance certificate (EC).
• Applicant’s identity and address proof.

Through Inheritance (Will)

• Death certificate of the previous owner.
• Copy of the will (registered, if available).
• Succession certificate or legal heir certificate.
• Previous Khata certificate and extract.
• Latest property tax payment receipts.

Through Gift Deed

• Copy of the registered gift deed.
• Previous Khata certificate and extract.
• Latest property tax payment receipts.
• Donor’s and donee’s identity and address proofs.

Through Court Decree

• Certified copy of the court decree.
• Death certificate (if applicable).
• Previous Khata certificate and extract.
• Latest property tax payment receipts.
• Identity and address proofs of the beneficiaries.

Through Partition/Release Deed

• Copy of the registered partition or release deed.
• Previous Khata certificate and extract.
• Latest property tax payment receipts.
• Encumbrance certificate (EC).
• Identity and address proofs of all parties

How to Apply for Khata Bifurcation with BBMP

To apply for Khata bifurcation with BBMP, you need to follow a few steps.

• First of all, prepare the Khata bifurcation form from the BBMP office or can also obtain it online through their official web page. Ensure you complete the form by filling in all the details that may be necessary in the form.
• Now, attach the required documents which include the sale deed, tax receipts, and encumbrance certificate (EC).
• Make sure to check the status of your application to ensure smooth processing.
• Once approved, you will receive separate Khatas for each divided property.

BBMP Khata Bifurcation Rules

The Bruhat Bengaluru Mahanagara Palike (BBMP) has specific rules for Khata bifurcation. These BBMP Khata bifurcation rules ensure that the process is done correctly and follows legal guidelines. Property owners must meet certain requirements for their application to be accepted.

1. Follow Zoning Rules: The property must follow BBMP’s building and zoning rules. Illegal properties cannot get bifurcation.
2. Minimum Plot Size: The divided parts must meet the minimum size allowed by BBMP.
3. No Pending Taxes: Make sure all property taxes are paid. If taxes are unpaid, the application will not be accepted.
4. Approved Subdivision Plans: If the property is large, it must have an approved subdivision plan from BBMP or BDA.
5. Registered Documents: All documents like sale deeds and partition deeds must be registered.

Khata Bifurcation Charges in Bangalore

Khata bifurcation involves certain costs and steps. The BBMP Khata Bifurcation charges a fee for the process. This fee is 2% of the stamp duty paid when the property was registered. You need to pay this fee at the BBMP office when applying.

The processing time for Khata bifurcation is usually around 30 days. However, this timeline can change. If the documents you submit are incomplete, it can cause delays. BBMP officials also inspect the property to verify details. This inspection may take additional time.

Benefits of Khata Bifurcation for Property Owners

Dividing the property into different pieces with individual Khatas will have better organizational status and avoid future disputes. The following are the key advantages of Khata bifurcation:

1. Single Ownership: Every single piece gets a separate Khata. Hence the ownership is distinctly identified. This will not confuse the co-owner or the buyer.
2. Easy Tax Payments: Taxes for each property part can be settled independently. There is no argument over sharing tax clearance, which ensures timely clearance.
3. Easy Property Sale: With a separate Khata, the sales, transfer, or mortgaging of property becomes easy. Most banks want a Khata to give a loan.
4. Property Use Flexibility: Owners can sell smaller portions or develop the property. In this way, it increases the market value of the property.

Khata Bifurcation for Property Owners in Bangalore

Khata bifurcation is an essential process for property owners in Bangalore. It ensures that each part of a divided property gets its own Khata. This helps owners manage their property easily and legally.

With separate Khatas, property ownership is clear and recognized by law. It also allows property owners to pay taxes for their part without confusion. For property transactions such as selling or transferring ownership, completing the property registration process and having a valid Khata is often required. Banks also need a Khata when approving loans or mortgages.

For large plots, bifurcation makes it possible to develop or sell smaller units. This helps property owners find more buyers or use their land more effectively. Overall, Khata bifurcation is a key step in managing properties smoothly in Bangalore. It brings clarity, legal recognition, and flexibility for property owners.

Frequently Asked Questions​