Property & Real Estate Law
Available across Karnataka
We handle Bengaluru property law from title checks and document drafting to Khata transfers and dispute resolution, covering all local paperwork and rules.
Pricing Guide
Comprehensive Title Verification & Legal Opinion
Title Flow & Ownership Investigation
- 30-Year History Check: Tracing the "Mother Deed" and all link documents to establish an unbroken chain of ownership.
- Family Tree Verification: Scrutiny of genealogical records to ensure no undisclosed minor claims or ancestral heirs.
- Litigation Search: Checking local court records for any pending stay orders, disputes, or lis pendens.
Municipal & Statutory Compliance
- Authority Approvals: Verification of BDA/BMRDA/BBMP layout approvals, plan sanctions, and Commencement Certificates (CC).
- Encumbrance Check: Retrieval of Encumbrance Certificates (Form 15/16) from the Sub-Registrar to ensure no existing mortgages.
- Land Status Check: Review of 'Pahani' (RTC), Mutation Register extracts, and conversion orders to confirm land usage status.
Physical & Utility Audit
- Ground Truthing: A physical check of the property to verify boundaries and check for encroachments.
- Utility NOCs: Verification of 'No Objection Certificates' from BESCOM (Electricity) and BWSSB (Water).
Sale Deed Drafting & Registration Execution
Drafting & Documentation
- Custom Sale Deed: Legal drafting of the final Sale Deed tailored to the transaction with specific indemnity clauses.
- Financial Calculation: Calculation of Stamp Duty and Registration Fees to prevent errors, plus assistance with 1% TDS deduction if applicable.
Kaveri Portal Management
- Online Submission: Digitizing and uploading all required documents to the Karnataka Government's Kaveri Online Services portal.
- Slot Booking: Scheduling a confirmed appointment time at the Sub-Registrar Office (SRO) to minimize waiting.
On-Site SRO Assistance
- Pre-Verification: Getting the draft deed pre-approved by SRO officials to avoid rejection on the day.
- Biometric Support: Physical presence of a legal associate to guide you through photos, thumb impressions, and signing.
- Witness Coordination: Coordinating with the required witnesses for the deed execution.
Post-Registration
- Deed Handover: Collection of the original registered Sale Deed with the official hologram and seal.
BBMP Khata Transfer & Municipal Compliance
Application & Processing
- Form Submission: Filing of the application for Khata Transfer via the BBMP portal or physical ARO office.
- Document Compilation: Collation of 'Sakala' service documents including Sale Deed copy, Encumbrance Certificate (EC), and tax receipts.
Liaison & Follow-up
- ARO Office Visits: Physical visits to the Assistant Revenue Officer's office to track file movement and respond to queries.
- Objection Handling: Resolving discrepancies regarding property measurements or previous tax dues.
Final Certification
- Certificate Procurement: Collection and handover of the official Khata Certificate and Extract.
- Tax Name Change: Ensuring the property tax portal reflects the new owner's name for future payments.
About Property & Real Estate Law
Navigating Bengaluru's Property Law
Buying or selling property in Bengaluru is tricky. Local rules change fast and one small mistake can mean big trouble down the line. I’m here to break down the complicated stuff and make sure you’re protected, especially with all the Karnataka-specific paperwork.
What I Actually Do
- Deep-dive property title verification (not just the basic bank check)
- Document review: Mother Deed, Sale Deed, DC Conversion, Khata, RTC, Tippani, EC - I’ll explain what each means for your deal
- Draft and register Sale Agreements, Sale Deeds, and Power of Attorney docs (especially for NRI clients)
- Help with BBMP Khata transfer and switching from B-Khata to A-Khata. E-Khata? I know the digital system too.
- Get you Occupancy Certificate (OC) - no OC, no power or water, simple as that
- Keep you updated on new property tax rules and illegal construction crackdowns
When Stuff Gets Messy
Property disputes happen. I handle title and ownership fights, inheritance messes, landlord-tenant problems. I’ll try negotiation first, but if we need to go to court, I’ve got you.
Why I Do This
My work’s guided by a simple principle: fairness wins. I want you to have clarity and peace of mind, not just paperwork. If you want someone who’ll actually look out for you, that’s me.
Meet your Expert
Sairam Law Associates
My Story
Namaskara! We’re Sairam Law Associates, started by me, VN Jyothirmai Thota. Law’s not just a job for us – it’s seva (service). Most folks come to us stressed, tangled in family fights or property mess. We get it. My faith runs deep, you’ll catch us posting festival wishes, believing in dharma always winning. Our family’s into real estate too, so we see property issues from all sides. We’re here to help you find some peace and a way forward.
My Work
Family & Property Law Services - We handle mutual divorce support, child custody guidance, property verification service, and all SRO matters.
Our Approach - Meticulous due diligence. We dig into details so you’re protected from surprises and can make clear choices.
Local Legal Partner - We know Bengaluru’s laws and property market well, so our advice fits your real situation.
Real Estate Know-How - We don’t just talk law – we understand the real estate side, making transactions smooth and safe.
