From the Win to the Khata: What Happens, in What Order, and How Long It Usually Takes
Auction Dunia · Law and portal facts checked as of · 7 min read
The short answer
After the win, the order is usually the same: the 25% deposit and the bank’s confirmation, the balance, the sale certificate, its filing or registration, then the municipal record, the utilities and, where the property is occupied, physical possession through Section 14. Only the payment deadlines are fixed by law. Each office after that sets its own pace, so the honest answer to “how long” is a range per step, and the slowest step is usually possession.
Key points
- Two dates are fixed by law: the 25% (including the EMD) by the next working day, and the balance by the fifteenth day of confirmation unless the bank agrees in writing to longer (Rule 9(3), 9(4)).
- The sale certificate follows full payment (Rule 9(6)). Registering it is optional; the bank’s officer sends a copy to the sub-registrar for filing (Registration Act s.17(2)(xii), s.89(4)).
- The municipal record does not always change by itself after an auction purchase. A complete transfer application typically takes three to six weeks in Bengaluru and a few weeks in Hyderabad, longer where records or arrears need sorting.
- Electricity and water names change on your application; a complete electricity file is often reported at two to four weeks.
- If the property is occupied, physical possession needs a Section 14 order on the bank’s application. The order has a statutory time limit that is directory, and the handover typically takes several months.
- These steps overlap. Start the ones that depend only on your papers early, and keep one property file with every dated document.
The order things usually happen in
- 1
The 25% and confirmation
The 25% deposit, including the EMD, is due the same day or by the next working day. The bank then confirms the sale in your favour; it cannot confirm below the reserve price.
Rule 9(2), 9(3)
- 2
The balance
Due on or before the fifteenth day of confirmation, or within a longer period of up to three months only if the bank agrees in writing. Some sale notices count from the auction date; plan to the earlier deadline.
Rule 9(4)
- 3
The sale certificate
The Authorised Officer issues it once the full price is paid. It states whether the property is sold free of encumbrances known to the bank.
Rule 9(6), 9(10)
- 4
Filing or registration
The officer sends a copy to the sub-registrar for filing. Registering the certificate is your choice; stamp duty arises if you present it for registration.
Registration Act s.17(2)(xii), s.89(4)
- 5
The municipal record
e-Khata with the city corporation in Bengaluru; property-tax mutation in Hyderabad. Often a separate application for an auction purchase.
e-Aasthi · GHMC
- 6
Utilities and the association
Electricity and water account names, and the apartment association’s records, each on your application.
BESCOM · TGSPDCL · water boards · bye-laws
- 7
Physical possession, if occupied
On the bank’s application, the magistrate orders possession to be taken and an officer carries it out.
SARFAESI Act s.14
How long each step usually takes
| Step | What sets the pace | Usual range |
|---|---|---|
| 25% deposit | Rule 9(3) | Same day or next working day — fixed by law |
| Balance | Rule 9(4) | By the fifteenth day of confirmation, or up to three months by written agreement — fixed by law |
| Sale certificate | The bank, after full payment | Varies by bank; ask the Authorised Officer when to expect it |
| Filing or registration | The bank’s officer and the sub-registrar | Varies by office; ask the Authorised Officer for proof of filing, and book a slot if you choose to register |
| e-Khata transfer (Bengaluru) | The city corporation | Typically three to six weeks for a complete file; months where records or arrears need sorting |
| Tax mutation (Hyderabad) | GHMC or the successor corporation | Typically a few weeks for a complete file; longer with arrears or mismatches |
| Electricity name | BESCOM or TGSPDCL | Often reported at two to four weeks for a complete file |
| Physical possession | The magistrate and the officer executing the order | The order: 30 days, extendable to 60, and directory. The handover: typically several months, longer where a claim is raised |
Ranges, not promises
Apart from the payment deadlines, none of these ranges is a legal limit. They are what complete files have commonly taken, and a single query, a record that does not match or an arrears demand can add weeks. Each office sets its own pace.
What can run at the same time
The steps are listed in order, but they do not all wait for each other. Once you hold the sale certificate and proof of how it was recorded, the municipal record and the utility transfers can be applied for side by side. Where the property is occupied, the bank’s Section 14 application runs on its own track, and it does not hold up the paperwork.
- Before the balance: gather the identity, address and income papers each office will ask for, and ask the Authorised Officer for the property’s existing identifiers (ePID or PTIN, electricity account number).
- On the certificate: check every detail against the sale notice and the schedule before you leave the bank; a correction is quicker then than later.
- After filing or registration: apply for the municipal record and the utilities together.
- If occupied: ask the bank, in writing, whether it has applied under Section 14, before which court and on what date, or when it will, and keep its reply.
What usually slows it down
- Records that do not match: a name, extent or door number that differs between the certificate, the tax record and the utility account.
- Arrears left on the old assessment or account, which an office may ask to be settled before it changes the name.
- An automatic transfer that never started, because the certificate was filed rather than registered.
- An occupant, or a claim of tenancy, which can lengthen the possession step considerably.
- A challenge to the sale before the Debts Recovery Tribunal, which can pause steps that depend on the bank.
Most of these are visible before the bid: the dues, the records and the possession type. That is why the costs and the time they add are worth pricing in then, not discovered after the win.
Keep one property file
Every step after the win asks for a document from the step before it. Keep the confirmation letter, every payment proof and TDS challan, the sale certificate, the filing or registration proof, each application and acknowledgment, and every receipt for arrears you paid. The document checklist for each state lists them in the order you will need them.
What the auction route cannot promise
- Apart from the payment deadlines in Rule 9, none of the ranges here is a legal limit; each office sets its own pace.
- Physical possession of an occupied property depends on the bank’s Section 14 application and on how the order is executed; the handover cannot be dated in advance.
- A challenge to the sale before the Debts Recovery Tribunal can pause the steps that depend on the bank, however complete your own papers are.
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.
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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