After the Win: The Document Checklist for Karnataka and Telangana
Auction Dunia · Law and portal facts checked as of · 8 min read
The short answer
After the win, the papers come in a fixed order: the bank’s confirmation letter, proof of full payment, the sale certificate and the original deeds, the sub-registrar’s record of the certificate, and then the municipal record, utilities and association in your name. The bank-side steps are the same in both states; the municipal and utility offices differ between Bengaluru and Hyderabad. Most steps have no fixed timeline, so treat every period below as a range that depends on the office and on how clean the file is.
Key points
- Start the file on auction day: every later office asks for the confirmation letter, the payment receipts and the sale certificate.
- The bank’s steps run in this order: confirmation, full payment, sale certificate with the deeds, filing of a copy with the sub-registrar (Rule 9(6); Registration Act s.89(4)).
- In Karnataka the municipal record is the e-Khata on e-Aasthi (Greater Bengaluru Authority and its city corporations); in Hyderabad it is the property-tax mutation with GHMC, Cyberabad or Malkajgiri corporation.
- Registration-linked mutation is the quickest route in both states. If your certificate is only filed in Book 1, expect a manual application.
- Utility arrears can follow the property (K.C. Ninan v. Kerala State Electricity Board, Supreme Court, 2023). Ask for the arrears figure before you apply for the name change.
How to use this checklist
Each table lists the step, the office or portal that handles it, the document you should have at the end, and a timeline. Where the law sets a limit, it is stated as the law states it. Where an authority publishes a service limit, it is given as that authority’s stated limit. Everywhere else the honest answer is “varies”, because it depends on the bank, the office and whether the records match. Names and portals are as of 17 October 2026; Bengaluru’s and Hyderabad’s civic bodies were reorganised in 2025 and 2026, so confirm which office covers your property.
Both states: the steps with the bank
| Step | Office | What you receive | Timeline |
|---|---|---|---|
| 1. Confirmation of sale | Authorised Officer of the bank | Confirmation letter | Set by the bank; the balance clock runs from confirmation (Rule 9(2), 9(4)) |
| 2. Balance payment | Authorised Officer | Payment receipts; any written extension letter | On or before the fifteenth day of confirmation, or the date in a written extension of up to three months (Rule 9(4)) |
| 3. Sale certificate | Authorised Officer | Original certificate in the Appendix V form, stating the encumbrance position (Rule 9(6), 9(10)) | No deadline in the Rules; varies by bank |
| 4. Original title deeds | The bank’s branch or the office holding the security | The deeds the bank held, against a signed list | Usually with or soon after the certificate; this is practice, not a rule |
| 5. Filing with the sub-registrar | Bank sends a copy; sub-registrar files it in Book 1 | Bank’s covering letter; later, a certified copy of the entry | No deadline prescribed; varies (Registration Act s.89(4)) |
| 6. Release of the old charge | Bank reports to CERSAI | Satisfaction shown on a CERSAI asset-based search | Within 30 days of satisfaction (SARFAESI s.25) |
| 7. Possession, if symbolic | Bank’s application to the Chief Metropolitan Magistrate or District Magistrate | Possession handed over under the order | The Act asks for the order within 30 days, extendable to 60; courts treat this as directory, and handover often takes several months (s.14; C. Bright v. District Collector, Supreme Court, 2020) |
Whether to present the certificate for registration as well is a separate decision, with stamp duty payable on the purchase money if you do. Our guide to the sale certificate explains the choice; the cost sits in the all-in cost guide.
Karnataka (Bengaluru)
| Step | Office or portal | What you receive | Timeline |
|---|---|---|---|
| Sub-registrar record | Sub-registrar; Kaveri 2.0 (Department of Stamps and Registration) | Certified copy of the Book 1 entry, or registered certificate if you present it; EC covering the sale date | Varies |
| e-Khata transfer | e-Aasthi, under the Greater Bengaluru Authority and the city corporation for your area | e-Khata in your name | Commonly a few weeks for a clean file; longer where records do not match |
| Revenue record, only where it applies | Bhoomi (RTC), through the taluk office | Mutation entry and updated RTC | After a notice and objection period; varies (Karnataka Land Revenue Act ss.128–129) |
| Panchayat property, outside city limits | e-Swathu, through the gram panchayat | Form 9 or Form 11B in your name | Varies |
| Electricity | BESCOM | Account (RR number) in your name; new supply agreement | Varies |
| Water | BWSSB | Connection in your name | Varies |
| Property tax | City corporation, through the e-Khata record | First tax receipt in your name | Once the e-Khata changes |
Automatic mutation in Bengaluru is reported to start from documents registered on Kaveri 2.0. An auction buyer is in an unusual position: the seller is the Authorised Officer, not the person on the e-Khata. Where the certificate is filed in Book 1 rather than registered, the transfer may need a manual application at the ward or corporation office. Most apartments and city plots never touch the RTC, because SARFAESI does not apply to agricultural land (s.31(i)); the revenue record arises only where the land record still shows the old entry.
Telangana (Hyderabad)
| Step | Office or portal | What you receive | Timeline |
|---|---|---|---|
| Sub-registrar record | Sub-registrar; IGRS portal (Registration and Stamps Department) | Certified copy of the Book 1 entry, or registered certificate; EC covering the sale date | Varies |
| Property-tax mutation | GHMC, Cyberabad or Malkajgiri Municipal Corporation, depending on the zone | Mutation order changing the assessee name to yours | Registration-linked mutation: GHMC’s stated service limit is 1 day. Manual application after a Book 1 filing: varies |
| Land record, only where it applies | Bhu Bharati | Updated record of rights | Varies |
| Electricity | TGSPDCL | Title transfer of the service connection | Varies |
| Water | HMWSSB | Connection (CAN) in your name | Varies |
GHMC’s mutation fee is 0.1% of the value in the registered document, collected by the sub-registrar at registration (G.O.Ms.No.192, MA&UD, 2016, errata). That route assumes a registered document, and whether Cyberabad and Malkajgiri apply the same fee is something to confirm with the corporation. In February 2026 the State split GHMC into three corporations, so check which one now holds your property’s record before you apply. Bhu Bharati, which replaced Dharani in 2025, matters only for peri-urban plots still on the land record.
The previous owner’s consent
Utility title transfers in both states are designed for a seller who signs a consent or no-objection letter. In an auction there is no such seller. The sale certificate stands in its place, usually with an indemnity bond. Ask the sub-division office what it accepts before you apply.
Dues to settle along the way
Mutation desks and utilities commonly ask for arrears to be cleared before the name changes. The certificate speaks only of encumbrances known to the bank (Rule 9(10)), and the Supreme Court has allowed a supply company to recover a previous owner’s arrears from an auction buyer where its conditions of supply provide for it (K.C. Ninan, 2023). Ask the municipal office, the electricity and water utilities and the apartment association for written arrears statements, and keep the receipts for every payment.
What to keep in the property file
- The sale notice and the terms and conditions of the auction, as published.
- The EMD receipt, the bid confirmation and the bank’s confirmation of sale.
- Every payment receipt, the TDS challan if one applied, and any written extension letter.
- The original sale certificate, and a certified copy of the Book 1 entry or the registered document.
- The original title deeds from the bank, with the signed list.
- Encumbrance certificates before the bid and after the sale; the CERSAI search showing the old charge satisfied.
- Possession papers: the possession notice and, where it applied, the Section 14 order and the handover record.
- The e-Khata or mutation order, tax receipts in your name, utility bills in your name and the association’s transfer letter.
- Your lender’s sanction letter and mortgage papers, if you borrowed.
Keep originals in one place and scanned copies in another. The next buyer’s lawyer, your lender and every office in these tables will ask for some part of this file, and an auction purchase is easier to explain when each step can be shown.
What the auction route cannot promise
- No law sets a deadline for the sale certificate or the bank’s Book 1 filing, and municipal and utility timelines depend on the office and on whether the records match.
- Physical possession, where the sale was on symbolic possession, depends on the bank’s Section 14 application and the magistrate’s order; it can take months.
- Automatic mutation may not run for a certificate that is filed but not registered; a manual application can take longer.
- Dues the bank did not know of can still be demanded by a utility or society before it changes the name.
Questions buyers ask
Sources
Statutes, rules and judgments first. Checked as of 17 October 2026; the law and portal practice change, so confirm against the source before relying on a detail.
- RulesSecurity Interest (Enforcement) Rules, 2002 — Rule 9
- StatuteRegistration Act, 1908 — s.89(4)
- StatuteSARFAESI Act, 2002 (Act 54 of 2002) — ss.14, 25, 31, India Code
- JudgmentK.C. Ninan v. Kerala State Electricity Board, Supreme Court, 19 May 2023
- Official portalGHMC — Property tax mutation dashboard (stated service limit and fee)
- RulesGovernment of Telangana — G.O.Ms.No.192 (MA&UD), errata on mutation fee
- Official portalRegistration and Stamps Department, Telangana — IGRS online services (EC, certified copy)
- Official portalKaveri Online Services, Department of Stamps and Registration, Karnataka
- Official portalCERSAI — public search (asset-based search)
- Official portalTGSPDCL — title transfer documents (indemnity bond form)
This guide explains the law and the process in general terms. It is not advice on any specific property; that belongs in a due diligence report on the property itself.
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