How to Check Land Title and RERA Approval for Plots in Bangalore

When buying a plot in Bangalore, the two most critical checks are:

1. Land Title Verification – to ensure clear ownership

2. RERA Approval Status – to avoid scams in plotted layouts

Many first-time buyers skip this due diligence and fall into legal traps, buying disputed or unapproved land. This blog will guide you step-by-step through verifying land titles and checking RERA approval for plots in Bangalore, both online and offline, ensuring a thorough and secure process for your potential purchase.

Part 1: How to Verify Land Title in Bangalore      

A clean title means the seller has legal ownership of the plot and has the right to sell it. Here's how to verify it:

1. Check the Title Deed (Latest Sale Deed)      

1. It must be in the seller's name

2. Should mention plot number, size, location

3. Should be registered with the Sub-Registrar Office

🧠 Tip: Ask for Mother's Deed if the property has changed hands.

2. Get the Encumbrance Certificate (EC)      

Shows whether the plot has any mortgage, loan, or legal claim.

✅ How to Get It:    

1. Visit: Kaveri Online Services  

2. Login or register
3. Select "Online EC" → Enter property details

4. Download EC for the last 30 years (Form 15 & 16)

What to Look For:

1. "Nil" encumbrance means no claims or liens

2. If loans/mortgages are listed, get a clearance/NOC

3. Verify Khata Certificate & Khata Extract      

1. Confirms property is recorded with local authority (BBMP/BDA)

2. Needed for tax payments and building plan approval

3. Only A Khata is valid for construction & resale

📍 Visit the BBMP ward office or request online (in select zones)

4. Check for DC Conversion Certificate      

It is required if the plot was once agricultural land.

1. Issued by the District Commissioner (DC)

2. Confirms conversion to residential use

3. Without this, the plot is non-buildable

Ask the seller for this document if the layout is outside city limits (e.g., Devanahalli, Hoskote, Kanakapura).

Part 2: How to Check RERA Approval for Plots in Bangalore  

If you are buying from a developer, and the project has:

1. More than 500 sq. m area or

2. More than eight plots,

➡️ It must be RERA registeredunder Karnataka RERA.

Step-by-Step: How to Verify RERA Approval (Online)      

1. Visit: https://rera.karnataka.gov.in  

2. Click on "Projects" → "Registered Projects"
3. Use Project Name, Promoter Name, or RERA ID

4. Click "Search"

Verify These on the Page:

1. Project name and location

2. Approval date
3. Developer/promoter details
4. Sanctioned layout plan

5. RERA registration number (starts with PRM/KA/…)

📎 You can download the RERA certificate for your records.

Red Flags If RERA Is Not Available     

1. The project is not listed on the site

2. The promoter claims "approval is in process."
3. Only brochure/ads shown without official documents

4. Plot layout looks different from what's sanctioned

Never buy plots in large layouts without RERA registration.

Bonus: Verify Seller Credentials (Important!)      

Whether you're buying from an individual or a builder, always:

1. Ask for their Aadhar/PAN

2. Confirm ownership with the Sub-Registrar Office

3. Match seller's name in Khata + Title Deed + EC

📞 You can also call the BDA/BMRDA/DTCP office to cross-check approvals.

Frequently Asked Questions (FAQ)     

Q1. What happens if I buy a plot without RERA approval?  

A: You risk buying in an illegal layout. The builder may never complete the project, and resale becomes difficult.

Q2. How is a layout BDA or DTCP approved?  

A: Ask for the approval letter and verify it with the issuing authority (BDA, BMRDA, or DTCP office).

Q3. Is EC more important than RERA?  

A: Both are equally important. EC ensures a clear title; RERA ensures project approval and accountability.

Q4. Can I get a loan without RERA registration?  

A: Most banks require RERA registration for plotted developments. Exception: direct plot sale from landowners (not developers).

Q5. How often should I verify EC?  

A: At least for the past 30 years - and update it just before registration to ensure no new encumbrance has been added.

Conclusion     

Verifying land title and RERA approval is non-negotiable when buying a plot in Bangalore. This process, especially in 2025, when stricter regulations and buyer awareness shape safer investments, ensures you are well informed and reassured about your potential purchase.

Don't take shortcuts - one small mistake can lead to big legal trouble.

✅ Need help with title checks, EC download, or RERA verification?

Our experts at OneCity Property are here to guide you!  

📞 Call us at:   76768 70876      
📧 Email:   onecityproperty.com@gmail.com    
📍 Visit us:1st Floor, Parvathamma Complex, LIG, 6th Main Rd, KHB Colony, Basaveshwar Nagar, Bengaluru – 560079