Why resale needs more checking
A resale home has a history: previous owners, loans, society dues and sometimes approvals that were never completed. The price can be right and the home can be beautiful, and the paperwork can still make it a bad purchase. Check before you pay any token amount.
The title chain
Ask for the current sale deed and the earlier deeds that show how the property passed from owner to owner, ideally going back several decades for the land. Every link should be unbroken, and every owner should have had the right to sell.
If the seller is acting through a power of attorney, confirm the document is registered, still valid and actually covers a sale.
Encumbrance certificate
The encumbrance certificate (EC) from the sub-registrar's office shows registered transactions on the property, including mortgages. In Karnataka it can be requested online through the Kaveri portal. It should match the title chain and show no loan or claim you haven't been told about.
Khata and property tax
The khata records the property in the city's books and is needed for tax, utilities and future sale. An A khata means the property is fully compliant; a B khata usually points to an approval gap. Bengaluru has been moving properties to e-khata, so ask for the current record and check the details match the deed.
Ask for recent property tax receipts to confirm nothing is outstanding.
Approvals and completion
Check the sanctioned building plan, and make sure the building has an occupancy certificate (OC). Without an OC, you may face trouble with utility connections, loans and resale later.
Loans, society dues and the final value
If the seller still has a home loan, the bank must be paid and must release the original documents before or at registration. Ask the society or association for a no-dues letter covering maintenance.
Finally, compare the price against recent registered sales in the same project, not against other asking prices. Registration happens at the sub-registrar's office, with stamp duty and registration charges set by the state, so confirm the current rates when you plan your budget.
This guide is general information to help you ask the right questions. It isn't legal or tax advice, and rules change, so confirm the specifics for your situation before you act.