Property & Real Estate Practice
Property Lawyer in Bangalore for Title Checks, Transactions & Disputes
Title due diligence, sale deeds, khata and EC work, partition suits, RERA complaints and succession matters, handled with plain-English advice before Bengaluru's civil courts, Karnataka RERA and the Karnataka High Court.
We aim to respond within 24 hours.
- Bengaluru civil courts, KRERA & Karnataka High Court
- Confidential by default
- KUIDFC-empanelled founder
- Pro bono Fridays, by prior appointment
Most property disputes are bought, not born
People search for a property lawyer in Bangalore at two moments: before a purchase, when a few weeks of diligence can prevent a decade of litigation, or after a problem, when the fight is already on. We work both ends. Before you pay, we trace the mother deed chain, read the encumbrance certificate against it, verify khata and conversion, and give you a written opinion built on our property verification checklist, in language you can act on.
The single most expensive misunderstanding in Indian real estate is treating an agreement to sell as ownership. Under S.54 of the Transfer of Property Act it creates no interest in the property; only a registered sale deed does. Our guide on the sale agreement versus the sale deed explains the difference; on this page you will find how we keep the gap between the two from swallowing your advance.
When disputes do come, they cluster: builder delay, where a RERA complaint is usually the sharpest remedy; family property, where partition and succession law decide the shares; and encroachment or double sales, where injunctions preserve what delay would destroy. We litigate all three before the Bengaluru courts and Karnataka RERA, and for clients abroad our NRI legal services desk runs the matter end to end.
The law at a glance
S.54
Sale only by registered deed
Transfer of Property Act, 1882. An agreement to sell creates no ownership; only a registered sale deed transfers title in immovable property worth over one hundred rupees.
13+ yrs
Encumbrance certificate span worth pulling
Indicative practice: we review the EC for at least 13 years, and 30 where the chain is doubtful. In Karnataka the EC comes online through Kaveri Online Services.
S.18
RERA refund for builder delay
Real Estate (Regulation and Development) Act, 2016. A delayed homebuyer can exit with a refund plus interest, or stay in and claim interest for every month of delay.
2005
Daughters as equal coparceners
S.6, Hindu Succession Act, 1956, as amended in 2005 and settled in Vineeta Sharma v. Rajesh Sharma (2020): daughters share in ancestral property by birth.
Figures and spans are indicative practice standards, not commitments. Every property differs.
What we handle
Property and real estate services in Bangalore
Nine kinds of work make up almost all property practice: checking title, papering transactions correctly, and fighting for the property when someone else claims it. Where a card links out, it opens our detailed guide.
Property Litigation & Injunctions
Suits for declaration, possession and injunction against encroachment, double sales and interference with title.
Landlord, Tenant & Possession
Lease and leave-and-licence drafting, eviction proceedings and recovery of possession from overstaying occupants.
The framework
The statutes your property matter will turn on
Property law in Karnataka is a stack of central and state statutes. These are the ones that decide most transactions and disputes we handle.
Transfer of Property Act, 1882
- S.54
- S.53A
What a sale legally is, why an agreement to sell passes no title, and the narrow protection of part performance for a buyer in possession.
Registration Act, 1908
- S.17
- S.49
Compulsory registration of sale deeds and other instruments affecting immovable property, and the consequence of skipping it: the document cannot prove title.
Karnataka Stamp Act, 1957
- S.3
Stamp duty on conveyances in Karnataka, charged on market or guidance value, whichever is higher. Around 5 percent plus surcharge and cess for higher-value urban properties, with lower slabs beneath; under-stamping invites penalty.
Real Estate (Regulation and Development) Act, 2016
- S.18
- S.31
The homebuyer's remedy for delay, refund with interest or interest for delayed possession, and the right to file a complaint before the RERA authority.
Hindu Succession Act, 1956
- S.6
Coparcenary rights by birth, including daughters' equal share after the 2005 amendment, which drives most family partition disputes we see.
How a safe purchase moves
Due diligence to registered deed, step by step
This is the sequence we run for a purchase. Disputes follow their own course, but almost every dispute we litigate traces back to a skipped step on this list.
- 1
Document collection & first review
Week 1We list every document the property should have: mother deed and the chain of title, EC, khata, tax receipts, conversion order, sanctioned plan and RERA registration where it applies.
- 2
Title scrutiny & searches
1-3 weeksThe chain is traced link by link, the EC is pulled through Kaveri Online Services and read against it, and pending litigation, mortgages and acquisition notifications are searched.
- 3
Written title opinion
With the scrutinyYou get a plain-English opinion: what is clean, what is curable, what is a walk-away defect, and exactly which documents to demand from the seller before signing anything.
- 4
Agreement, negotiation & payment safeguards
1-2 weeksThe agreement to sell is drafted or vetted so advances are protected, timelines bind both sides, and title-clearance conditions are enforceable rather than decorative.
- 5
Stamping, registration & handover
1-2 weeksSale deed execution and registration before the Sub-Registrar with correct stamp duty, followed by originals, possession and delivery of prior deeds.
- 6
Khata transfer & mutation
4-12 weeksThe step most buyers skip: transferring the khata and mutating revenue records into your name, so the paper trail matches the ownership. We close the loop.
Durations are indicative and depend on the Sub-Registrar's office, BBMP processing and how complete the seller's papers are.
The core distinction
Agreement to sell versus sale deed
Two documents, routinely confused, with opposite legal effects. Knowing which one you are signing, and what it does and does not give you, prevents most purchase disputes.
| Agreement to sell | Sale deed | |
|---|---|---|
| What it does | Records the promise to sell at a price, with timelines and conditions. Creates no interest in the property (S.54 TPA). | Actually transfers ownership. Title passes to the buyer on execution and registration. |
| Registration | Registration is not what gives it force as a contract, though registering adds protection in practice. | Compulsorily registrable under S.17 of the Registration Act; unregistered, it cannot convey title. |
| Stamp duty | Nominal in comparison, subject to the Karnataka Stamp Act. | Ad valorem on market or guidance value, whichever is higher. Budget for it before you commit. |
| If the other side backs out | Suit for specific performance, generally within three years, or refund of advance with damages. | Ownership has already passed; disputes shift to possession, encumbrances or fraud. |
| The common mistake | Paying nearly the full price on an agreement and notarised papers alone. | Registering the deed but never transferring the khata or mutation. |
Stamp duty figures vary by slab, property type and location; we compute the exact duty for your transaction before you sign.
Where you might be right now
Situations we handle every week
About to buy a flat or site?
Get the title checked before the advance, not after. A due diligence report costs a fraction of the advance you might otherwise fight for years to recover.
Builder years behind on possession?
S.18 of RERA gives you a real choice: exit with refund plus interest, or stay in and claim delay interest. We run the complaint before Karnataka RERA and, where needed, execution of its orders.
Family property stuck without division?
We attempt a negotiated partition deed first, because it preserves relationships and value. Where that fails, a partition suit fixes each share, including a daughter's coparcenary share.
Someone encroaching or selling your property?
Move fast: a temporary injunction preserves the position while a suit for declaration and possession is fought. Delay is read against you in injunction hearings.
Owner passed away without a will?
We map the heirs under the applicable succession law, obtain legal heir or succession certificates, and transfer khata and records so the property can actually be dealt with.
Managing property from outside India?
Our NRI desk handles purchases, sales and disputes through carefully limited powers of attorney, video consultations and court appearances, so you are not flying down for every step.
Fees, honestly
How we charge for property matters
Property work divides cleanly into fixed-scope tasks and litigation, and we price them differently. Either way the structure goes into the engagement letter before any work begins, alongside an honest estimate of the government charges the transaction itself will cost you.
- Fixed fees for defined work. Title due diligence, sale deed drafting or vetting, and registration support are quoted as one figure before we begin.
- Stage-wise fees for litigation. Partition suits, injunctions and RERA complaints are priced stage by stage in the engagement letter.
- Stamp duty, registration charges, court fees and certified-copy costs are billed at actuals, shown separately, and estimated for you in advance.
- No outcome is ever promised. Anyone who guarantees a court result or a registration timeline is telling you what you want to hear.
Get the title checked before the money moves
One confidential conversation, with your documents on the table, is usually enough to know whether a property is safe to buy or a dispute is worth fighting. Friday is our pro bono day: send the question in first and we confirm a slot as availability allows.
Every enquiry is privileged and confidential. Nothing you share leaves this firm.
Frequently Asked Questions
What property and real estate matters do you handle?+−
We handle title verification and due diligence, sale and purchase documentation, property disputes and partition, builder-buyer and RERA matters, tenancy and eviction, gift and settlement deeds, and resolution of fraudulent or disputed transactions.
Why is title verification important before buying property?+−
Title verification confirms that the seller has a clear, marketable, and undisputed right to sell, protecting you from fraud, double sale, and litigation. It involves checking the chain of title, encumbrances, approvals, and tax records before you commit funds.
What documents should I check before buying a property in Bangalore?+−
Key documents include the title deeds and parent documents, encumbrance certificate, khata (A-khata), approved plan and occupancy certificate, tax-paid receipts, RERA registration for new projects, and any agreements or NOCs. We carry out a full legal scrutiny before purchase.
What is the difference between A-khata and B-khata?+−
An A-khata denotes a property that complies with regulations and is eligible for loans, building licences, and easier resale, while a B-khata indicates pending compliance or unauthorised status with restrictions. We advise on the implications and on regularisation where possible.
What is an encumbrance certificate and why does it matter?+−
An encumbrance certificate shows registered transactions and charges on a property over a period, helping confirm that it is free of mortgages or claims. It is an essential due-diligence document in any property purchase.