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Due Diligence · Explained · Karnataka
Khata, EC & Title Deed Explained
Three documents get confused for one another constantly, and the confusion is expensive. People assume a Khata proves they own the land (it doesn't), or that a title deed alone means the title is clean (it might not). Each of these documents answers a different question, and a safe plot purchase needs all three to answer correctly. Here's what the title deed, the Encumbrance Certificate and the Khata each actually prove, how they differ, and why no one of them substitutes for the others.
Three documents, three questions
The cleanest way to keep them straight is to attach each to the question it answers. The title deed answers "is it legally yours?" The Encumbrance Certificate answers "is the title free of loans and disputes?" The Khata answers "who pays the tax, and is the property on the municipal record?" Three different questions, three different documents, no overlap. A plot can have a perfect title deed and still carry a hidden mortgage (caught by the EC), or have a clean title and EC yet lack a proper Khata (blocking finance and building approval). That's why all three matter.
Title deed — proof of ownership
The title deed, in practice the registered sale deed, is the primary legal document proving that ownership of the property has passed to the buyer. It records who conveyed the property to whom, the extent and boundaries, the survey number and the consideration, and it is registered at the Sub-Registrar's Office. The legal right of ownership you acquire flows from registering this deed. Crucially, you read it as part of a chain — the current sale deed plus the mother deed and every prior transfer, traced for at least 30 years, each link connecting cleanly to the next. A title deed in isolation, with a broken or murky chain behind it, is not the comfort it appears to be.
Encumbrance Certificate — proof of a clear title
The Encumbrance Certificate is the official Sub-Registrar record of every registered transaction on the property over a period — sales, mortgages, liens, court attachments. It answers the question the title deed cannot: is the property free of registered financial or legal liabilities? A clean EC (often a nil-encumbrance certificate for the period) indicates no subsisting mortgage or registered dispute. Obtain it for at least 30 years, and if it shows a live mortgage, insist the dues are cleared and a release deed produced before you buy. Remember the EC only captures registered transactions, so it works alongside the title chain, not instead of it. My detailed walkthrough is in how to check the EC for a plot.
Khata — tax record & gateway to approvals
The Khata is the municipal account of the property — a revenue record used to assess and collect property tax and to identify who is liable for it. It is not proof of ownership, a point that trips up many buyers; it must always sit on top of a valid title deed. What the Khata does control is practical: it's generally required for property-tax payment, building plan approval and loan eligibility. In Karnataka the A-Khata versus B-Khata distinction is decisive — an A-Khata (or a valid e-Khata) signals a fully compliant property suitable for loans and construction, while a B-Khata flags an approval or regularisation issue. The full explanation is in A-Khata vs B-Khata.
Side by side
| Document | Proves | Issued / held by | If it's missing/weak |
|---|---|---|---|
| Title deed | Legal ownership | Sub-Registrar (registered) | You may not legally own it |
| Encumbrance Certificate | No loans / disputes | Sub-Registrar's records | Hidden mortgage or claim |
| Khata | Tax record & compliance | Municipal body (BBMP etc.) | No finance, no building approval |
Indicative summary for Karnataka as of mid-2026; document names and procedures can vary by jurisdiction. Verify with the relevant authority and a property lawyer before transacting.
Why you need all three
Because each closes a gap the others leave open. The title deed says you own it; the EC says nobody else has a registered claim on it; the Khata says the municipality recognises it and you can tax, finance and build on it. Drop any one and you've left a hole: ownership with a hidden loan, a clean title you can't get a loan against, or a tax record sitting on a shaky title. A safe plot purchase confirms all three — and pairs them with the DC conversion order for ex-agricultural land. The complete sequence is in my how to verify plot documents guide and documents checklist.
Confused about a plot's papers?
Send me the documents you've been shown — I'll tell you which of the three you have, which you're missing, and what to verify before you pay.
Book a plot strategy call ↗Frequently asked questions
What is the difference between Khata, EC and title deed?
The title deed proves legal ownership; the Encumbrance Certificate proves the title is free of registered loans and disputes; the Khata is a municipal tax record identifying the owner for tax, approvals and finance. You need all three — title for ownership, EC for a clear title, Khata for tax and approvals.
Is Khata proof of ownership?
No. The Khata is a tax/revenue record, not proof of ownership. Ownership is established by the registered title deed and its chain. The Khata matters for tax, building approval and finance, but must always be backed by a valid title and a clean EC.
Do I need all three documents to buy a plot?
Yes — the registered title deed and chain, a clean 30-year EC, and a Khata (ideally A-Khata or valid e-Khata). Being missing or weak on any one is a reason to pause and investigate before paying.