After the win

From the sale certificate to the Khata

Winning the auction is the start of the paperwork, not the end. The order below is the usual one; each office sets its own pace, so we give ranges, never dates.

1. 1

   Confirmation and full payment

   The bank confirms the sale and you pay the balance by the fifteenth day of confirmation, or within a written extension.

   Rule 9(2), 9(4)

2. 2

   Sale certificate

   The Authorised Officer issues the certificate on full payment, stating whether the property is free of encumbrances known to the bank.

   Rule 9(6), 9(10); Appendix V

3. 3

   Filing or registration

   The officer sends a copy to the sub-registrar for filing; registering the certificate is optional, and stamp duty arises if you present it for registration.

   Registration Act s.17(2)(xii), s.89(4)

4. 4

   Municipal record

   e-Khata transfer in Bengaluru; property-tax mutation in Hyderabad.

   e-Aasthi · GHMC

5. 5

   Utilities and association

   Electricity and water names, and the apartment association’s records and dues.

   BESCOM · TGSPDCL · water boards · bye-laws

6. 6

   Physical possession, if occupied

   A Section 14 order the bank applies for; the magistrate’s time limit applies to the order, and handover can take longer.

   SARFAESI s.14

Ask for every document in writing and keep one property file: the confirmation letter, payment proofs, the sale certificate, the filing or registration proof, and each mutation and transfer receipt.