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Bangalore plot document checklist for NRIs

If you own a vacant plot in or around Bangalore and live far away, your papers are your proof of ownership and possession. Tick what you have a copy of. You'll see what's missing and the next step for each. It runs in your browser: nothing you tick is sent or stored.

General information, not legal advice. Exact documents depend on whether the land is in a BBMP, BDA, BMRDA or panchayat area. For a sale, loan or dispute, ask a property lawyer in Karnataka.

Registered sale deed (original, and a scan you can reach from abroad)The core title document, registered at the sub-registrar's office.

Earlier title deeds (the chain of ownership, ideally 30 years back)Shows the seller had the right to sell to you.

Khata certificate and extract in your name (A-khata, B-khata or e-khata)The local body's record of who pays tax on the property.

Property tax receipts, this year includedPaid receipts in your name are part of your record of possession.

Encumbrance certificate (EC) pulled in the last 12 monthsLists registered transactions on the plot. Karnataka issues it online through Kaveri.

Survey sketch or plot sketch with measurementsWhat you compare the boundary stones against on the ground.

Approved layout plan (BDA, BMRDA or local planning authority)Shows the plot sits in an approved layout, with its number and road widths.

Land conversion order (DC conversion, if the land was once agricultural)Converts farm land to residential use. Revenue sites without it are higher risk.

Dated photos of every boundary stone and the plot, from the last yearYour baseline. Without it you can't prove what changed.

A trusted contact, or a limited authorisation letter, for someone localSomeone who can visit, pay tax or file a complaint for you. Avoid a broad power of attorney unless a lawyer says otherwise.

Show what's missing

Why this matters for owners abroad

Encroachment on vacant plots usually starts small: a neighbour's wall built a foot over the line, a shed, dumped debris, missing boundary stones after road work. The owner who can show a clean title chain, a current khata, tax paid every year, a recent EC and dated photos is in a far stronger position than one who has to reconstruct it from abroad after the fact.

Also try the vacant plot risk check: 10 questions and a suggested check-up interval.

Written by Plot Check-in. We walk vacant plots around Bangalore for owners who live away: a full walk-around video, a boundary-stone check and geotagged photos, with a short report. Details on the home page, or see a sample report.