Guide to BMRDA Khata Transfer

Suppose you are planning to purchase a property in the rural regions of Bangalore and are unsure of the process of obtaining the BMRDA Khata. In that case, you need not worry about anything as we have already covered everything for your knowledge under one roof with the help of this article. So, let’s understand it in more detail. 

Khata at a Glance

Khata is an Urdu word that stands for keeping an account of something. Khata in terms of the property is used as evidence for confirming that the taxes on the property have been paid and what is pending. A Khata Certificate is required for several reasons for instance buying or selling properties, obtaining loans from the banks, etc. 

Types of Khata in Bangalore

There are two types of Khatas that the authorities can issue. Let’s understand the bifurcation between these two in further detail:

Khata A	Khata B
These properties are considered legal properties	These properties are considered as illegal properties
Ownership of these properties can be transferred	Ownership in these properties cannot be transferred
The owner can easily obtain loans on such kind of properties	Loans cannot be obtained for these types of properties
Connection for utility services can be obtained for these types of properties	Utility Connections cannot be obtained for these kinds of properties
Obtaining building approvals and the plans are easier for these types of properties	Obtaining building approvals and plans is not easy for these types of properties
The properties under Khata A falls under the BBMP Jurisdiction	The properties under Khata B falls under the jurisdiction of the local authorities
Khata A properties enjoy a higher resale value	Khata B properties enjoy a lesser resale value.

Introduction to BMRDA

BMRDA stands for the Bangalore Metropolitan Region Development Area. It is an authority developed by the government of Bangalore to look after the planning, regulation, and development of Bangalore. 

BMRDA approvals are required for the layout and residential projects for the regions of the Bangalore Metropolitan Region. These approvals from the BMRDA work towards ensuring that the zoning laws applicable to the area have been complied with. The regions covered by the BMRDA are the Rural, Urban Bangalore, and Ramanagara. 

Importance of BMRDA

As we know BMRDA focuses on the overall development of the region therefore it is essential because of the below-mentioned regions: 

• BMR Growth: BMRDA works towards the betterment and growth of the BMR regions of Bangalore. 

• Allocation of the Land: The main function of the BMRDA is to approve the plans and the allocation of the land in the rural regions of Bangalore.

• Rural Planning: The reason for developing the BMRDA is because BDA cannot approve the plans and look after the development of all the regions in Bangalore and this is what BMRDA does. 

• Zoning: Apart from planning, zoning is also required to be done for the rural areas this is why the BMRDA comes into the picture.

• Infrastructure Development in the BMR Regions: BMRDA is also responsible for the development of infrastructure facilities like transport, sewerage, other amenities, etc in the BMR Regions. 

What are the functions of the BMRDA?

• Planning of the Structure: The main function of the BMRDA is the planning of the structure or the development and at the same time to ensure that the development is by the structure plan development by the BMRDA. 

• Development of the Schemes: The BMRDA is required to develop different kinds of schemes for the development of the area and the execution of the structure plan. 

• Arrangement of the Finances: As BMRDA is a government authority therefore it is the responsibility of the authorities to finance the various schemes developed for the development and planning of the metropolitan regions of Bangalore. 

• Coordination amongst authorities: Apart from developing and planning the infrastructure the function of the BMRDA authorities is to create coordination amongst the other relevant government authorities such as Bangalore Development Authority, Karnataka Slum Clearance Board, Karnataka Electricity Board, Karnataka Industrial Areas Development Board, Karnataka State Road Transport Corporation, etc to execute the development and planning schemes.

Advantages of BMRDA 

With a plethora of advantages, BMRDA offers a wide range of advantages to developers and these are as: 

• Economical: The most important advantage of BMRDA sites as compared to the BDA sites is being economical and affordable sites on the outskirts of the Bangalore Metropolitan Region. 

• Easy Access: Obtaining the BMRDA approvals is an easier and faster option. The Turnaround time of the BMRDA property is lesser as compared to the BDA properties.

• Availability: The availability of the BMRDA properties is much more as compared to the BDA properties. 

Disadvantages of the BMRDA

Every coin has two sides. With every advantage of the BMRDA, there are a lot of disadvantages of the BMRDA. These runs as under: 

• Lesser Security: At times the infrastructure is developed by private entities and this in turn makes the BMRDA projects less secure as compared with the BDA projects because the applicable zoning rules and other regulations are sometimes not followed by these private entities. 

• Requires more Due Diligence: As we have discussed earlier the infrastructure may be developed by the private entities which makes it more prominent and essential that a thorough due diligence of the property should be carried out to check if all the necessary approvals have been obtained or not. 
• Difference in the Projects: Due to the involvement of the various developers there is a possibility that all the projects within the BMRDA lack similarity. 

BMRDA Khata

BMRDA Khata is the Khata Certificate issued by the BMRDA authorities that signifies that the development complies with the necessary and applicable zoning rules and other regulations in the area. This document also informs the Buyers that the developer has built the project by following the BMRDA guidelines which are required to be obtained by the developer at the time of the construction. This is necessary to make the buyers aware that the property they are purchasing is a good and marketable title.

What is the Penalty for the violation of the BMRDA rules? 

If the Developer has not followed the guidelines provided by the BMRDA the developer can be made liable with the below-mentioned penalties and these are as: 

• Fine that can go up to Rs.10,000
• Imprisonment which may extend up to 1 year
• Imprisonment and Fine 
• Additional imprisonment for one month 
• An additional fine of Rs. 500

If the Developer is a company every Director of the company who is in charge of it at the time of the construction will also be liable for such breach along with the company.  

Documentation required for BMRDA Khata Transfer 

The Developer while applying for the BMRDA Khata Transfer is required to apply along with the below-mentioned documents: 

Property Transfer through a Sale Deed

• Current Sale Deed 
• Previous Sale Deed 
• Identity Proof
• Receipt of the Current Year Payment
• BMRDA Allotment Letter
• Encumbrance Certificate 

Property Transfer with a Registered Will 

• Previous Sale Deed 
• Encumbrance Certificate 
• Receipt of the Payment of the current year tax
• Identity Proofs of all the family members
• Original Death Certificate 
• Family Tree issued by the Competent Authority 
• Self Affidavits and Joint Affidavits
• Indemnity Bond 
• Survival Certificate (applicable to Government employees) 

Property Transfer without an Inheritance 

• Previous Sale Deed 
• Encumbrance Certificate 
• Receipt of the Payment of the current year tax
• Identity Proofs of all the family members
• Original Death Certificate 
• Family Tree issued by the Competent Authority 
• Self and Joint Affidavits
• Indemnity Bond 
• Survival Certificate (applicable to Government employees) 

Property Transfer with a Gift Deed 

• Gift Deed
• Previous Sale Deed 
• Encumbrance Certificate 
• Receipt of the Payment of the current year tax
• Identity Proofs of all the family members
• Original Death Certificate 
• Family Tree issued by the Competent Authority 

Property Transfer by a Court Decree

• Copy of the Court Order
• Sale Deed or other related documents 
• Encumbrance Certificate 
• Receipt of the Payment of the current year tax
• Identity Proof

Property Transfer by a Settlement Deed

• Copy of the Settlement Deed
• Sale Deed or other related documents 
• Encumbrance Certificate 
• Receipt of the Payment of the current year tax
• Identity Proof

Property Transfer by a Release Deed

• Copy of the Release Deed
• Sale Deed or other related documents 
• Encumbrance Certificate 
• Receipt of the Payment of the current year tax
• Identity Proof

Property Transfer with a Partition Deed 

• Partition Deed
• Previous Sale Deed 
• Encumbrance Certificate 
• Receipt of the Payment of the current year tax
• Identity Proofs of all the family members
• Original Death Certificate 
• Family Tree issued by the Competent Authority 

Property Transfer with an Exchange Deed 

• Exchange Deed
• Previous Sale Deed 
• Encumbrance Certificate 

Apart from the above list of documents, there are some additional documents that parties are required to submit with the application such as Building Completion Certificate, No Objection Certificate from the BMRDA, and the approved layout plan. 

Charges for BMRDA Khata Transfer

Usually, the 2% of the Stamp Duty on the Sale Deed is required to be paid as the BMRDA Khata Transfer. 

Process of BMRDA Khata Transfer

There are two types of the BMRDA Khata Transfer process. The applicant is required to choose the mode according to their ease and their requirements. 

Online BMRDA Khata Transfer Process

• Visit the Sakala Portal: The first step in the process of the BMRDA Khata Transfer process is visiting the Sakala Portal. 

• Selecting the service: The next step in the process is selecting the service of the Khata Transfer. 

• Downloading the Application Form: After selecting the desired service the next step in the process of the BMRDA Khata Transfer is to download the Khata Transfer Form

• Filing the Application Form: The applicant is required to fill in their details along with the details of the property.

• Submission of the Application Form: After filling in all the required details the applicant is required to click on the Submit button to submit their BMRDA Khata Transfer application. 

• Property Assessment: After the submission of the application an assessment of the property is done by the BBMP officials. 

• Khata Transfer Charges: The applicant is required to pay the Khata Transfer Charges. 

• Payment of Property Taxes: The applicant is also required simultaneously to pay the pending property taxes on the property. 

• Khata Certificate: As soon as the pending property taxes have been paid on the property a Khata Transfer Certificate is issued by the BBMP authorities. 

Offline Process of BMRDA Khata Transfer 

• Obtaining the Application Form: The first step in the process of obtaining the BMRDA Khata Transfer is to obtain the application form for Rs. 10 from the office of the BBMP Revenue Officer.

• Submitting the application form: The applicant is required to submit the application form to the office of the BBMP along with all the required documents and the details of the property and the applicants. The applicant obtains an acknowledgment as soon as they apply to the BBMP office. 

• Property Assessment: After the submission of the application an assessment of the property is done by the BBMP officials. 

• Khata Transfer Charges: The applicant is required to pay the Khata Transfer Charges. 

• Payment of Property Taxes: The applicant is also required simultaneously to pay the pending property taxes on the property. 

• Khata Certificate: As soon as the pending property taxes have been paid on the property a Khata Transfer Certificate is issued by the BBMP authorities. 

Challenges faced during the BMRDA Khata Transfer 

There are some challenges faced by the applicants during the process of obtaining the BMRDA Khata Transfer. These common challenges are as follows: 

• Documentation Issues
• Transfer Charges
• Obtaining approvals from the BBMP
• Property Verification delays

Conclusion 

Bangalore Metropolitan  Region Development Authority (BMRDA) is an authority that deals with the rural allocation of the property whereas BDA deals with the development of the urban regions of Bangalore. BMRDA works in line with the BDA for developing the rural regions of Bangalore city. The BMRDA deals with the areas the BDA has left, and BBMP. 

Frequently Asked Questions on BMRDA Khata Transfer 

Q1. What is BMRDA e-Khata?

Ans1. BMRDA e-Khata is the electronic version of the Khata Certificate of the property that has been registered in the name of the property owner. 

Q2. How to check if the property is BMRDA-approved?

Ans2. The office of the BMRDA authorities has put all the documents relating to the layout approvals on their website – www.evinyasa.kar.nic.in 

Q3. Is it safe to buy BMRDA Sites?

Ans3. Yes, it is as much safer to buy a BMRDA property as it is for BDA sites. 

Q4. Which is better, BDA or BMRDA?

Ans4. BDA offers great infrastructure and security to the buyers while BMRDA offers more economical options to the Buyers. 

Q5. Is BMRDA approval enough?

Ans5. Yes, the approval of the BMRDA is enough to complete the sale and register the property. 

Q6. Does BMRDA provide OC?

Ans6. The approval of the BMRDA is enough to complete the sale and this is why the BMRDA provides no OC. 

Q7. What is a BMRDA Release Order?

Ans7. A BMRDA Release Order is the order issued and required for obtaining a Bank Loan, and the property registration. 

Q8. How to get BMRDA Approval?

Ans8. To get BMRDA Approval the developer is required to apply along with all the required documents. 

Q9. What is the difference between the BMRDA and BIAAPA?

Ans9. BMRDA is the authority that deals with the planning and development of the Bangalore Metropolitan Region while the BIAAPA works towards the development of the area near Bangalore Airport. 

Q10. Which areas are under BMRDA?

Ans10. BMRA covers the Rural and Urban regions of Bangalore and the Ramanagara.