Do I apply to BBMP or the GBA for the e-Khata transfer?

BBMP was dissolved in September 2025. Apply on the e-Aasthi portal or at the ward office of the city corporation (Central, North, South, East or West) that now covers the property, under the Greater Bengaluru Authority.

My sale certificate was filed with the sub-registrar. Why hasn’t the e-Khata changed?

As reported, the automatic transfer runs off a deed registered on Kaveri 2.0, with e-KYC by both parties. A certificate filed by the bank in Book 1 under section 89(4) may not start it, so a transfer application with a certified copy of the entry is usually needed.

What documents are needed for e-Khata transfer after a bank auction?

Typically the sale certificate (Book 1 certified copy or registered copy), the encumbrance certificate showing it, the existing e-Khata or ePID, the latest tax-paid receipt, your ID and Aadhaar, and the bank’s confirmation and possession letters. Check the current e-Aasthi list when you apply.

Do I have to pay the previous owner’s property-tax arrears?

Often, in practice, before the name will change. The sale certificate covers encumbrances known to the bank, and the sale is “as is where is”, so check the tax record and the sale notice before bidding.

How long does e-Khata transfer take after an auction purchase?

Typically three to six weeks for a clean, complete file. Mismatched records, arrears or a stalled automatic transfer can take it to months.

The property is outside the GBA corporations. What changes?

Gram panchayat properties are on e-Swathu. The transfer of the Form 9 or Form 11B record is applied for at the gram panchayat and approved by the Panchayat Development Officer.

After the win

e-Khata Transfer After a Bank Auction Purchase in Bengaluru

Auction Dunia · Law and portal facts checked as of 17 October 2026 · 9 min read

The short answer

In Bengaluru the e-Khata is now kept by the five city corporations under the Greater Bengaluru Authority, and the transfer is applied for on the e-Aasthi portal or at the ward office. After an auction purchase the automatic transfer that follows an ordinary registered sale may not start, particularly where the bank only filed the sale certificate with the sub-registrar, so plan for a transfer application with the certificate, proof of its recording, your ID and the tax receipts. A clean file typically takes three to six weeks; mismatched records or tax arrears take longer.

Key points

BBMP was dissolved in September 2025. The e-Khata is now held by the Greater Bengaluru Authority’s five city corporations and handled on the e-Aasthi portal.
How your sale certificate was recorded matters: a copy filed by the bank under section 89(4) of the Registration Act and a certificate you present for registration on Kaveri 2.0 are treated differently by the mutation process.
The automatic transfer reported for Kaveri-registered sale deeds may not trigger for an auction purchase, because the seller is the bank’s authorised officer, not the e-Khata holder.
Property-tax arrears on the old account usually have to be cleared before the name changes. The sale certificate’s “free from encumbrances known to the secured creditor” does not mean free of dues.
Properties in gram panchayat areas outside the corporations move through e-Swathu (Form 9 or Form 11B), not e-Aasthi.
An e-Khata is a municipal tax record. It does not create or prove title, and it does not deliver possession.

Who keeps the record now: the GBA and its five corporations

The Greater Bengaluru Governance Act, 2024 came into force in May 2025 and replaced the BBMP Act. On 2 September 2025 the State notified five city corporations — Bengaluru Central, North, South, East and West — under the Greater Bengaluru Authority (GBA), and BBMP was dissolved. Your property’s e-Khata now sits with whichever of the five corporations covers its ward.

The record itself has not moved platforms. e-Khata applications and transfers are still handled on the e-Aasthi portal, where a property is found by its ePID or its SAS property-tax application number, and at the ward revenue office. Older papers from the bank will often say “BBMP”; that is expected and does not need correcting before you apply.

What an e-Khata is, and is not

An e-Khata records who pays property tax to the corporation and describes the property for that purpose. It is not a title document. Your title comes from the confirmed sale and the sale certificate; the e-Khata follows it.

Start with how your sale certificate was recorded

Registration of a certificate of sale issued to an auction purchaser is not compulsory (Registration Act s.17(2)(xii)). The bank’s authorised officer sends a copy to the sub-registrar, who files it in Book 1 (Registration Act s.89(4)); the Supreme Court has treated that filing as sufficient for a SARFAESI sale (Esjaypee Impex v. Canara Bank, Supreme Court, 2021; Inspector General of Registration v. G. Madhurambal, Supreme Court, 2022). If you choose to present the original certificate for registration, stamp duty becomes payable on it (State of Punjab v. Ferrous Alloy Forgings, Supreme Court, 2024).

Route	What happens	Effect on the e-Khata transfer
Filed in Book 1 by the bank (s.89(4))	The sub-registrar enters the bank’s copy. No duty arises on the filing itself.	As reported, this filing does not start the automatic mutation; expect to apply yourself, with a certified copy of the Book 1 entry.
Presented by you for registration on Kaveri 2.0	Stamp duty and registration fee are paid, and the document gets a Kaveri registration number.	Closer to an ordinary sale: the registration feeds the mutation process, though the seller-side step may still stall (see below).

Which route to take is a separate decision with its own costs, often shaped by what your lender asks for. The guide on registering a sale certificate covers it; here, the point is to know which one happened before you open the e-Aasthi application.

Why the automatic transfer may not start

For an ordinary sale deed registered on Kaveri 2.0, mutation is reported to begin on its own: the registration reaches e-Aasthi, and the buyer and the seller each complete Aadhaar-based e-KYC before a short objection window. An auction purchase does not fit that pattern neatly.

The seller is the bank’s authorised officer, acting under the SARFAESI Act, not the person named on the e-Khata. The previous owner is not expected to complete an e-KYC step.
A certificate filed in Book 1 under section 89(4) is not a deed presented on Kaveri, so the electronic trigger may never fire.
The schedule in the certificate may describe the property differently from the e-Khata (area, unit number, survey or PID), which stops a matched transfer.

So check the e-Aasthi record a few weeks after the certificate is recorded. If the name has not changed and no application shows against the ePID, apply for the transfer yourself rather than wait.

The transfer application, step by step

1
Find the property’s identifiers
Get the ePID or SAS application number from the sale notice, the bank’s papers or the last tax receipt, and look up the current e-Khata on e-Aasthi. Note the owner name, area and any arrears shown.
2
Get proof of how the certificate was recorded
A certified copy of the Book 1 entry if the bank filed it, or the registered certificate with its Kaveri document number if you registered it. An encumbrance certificate showing the entry helps.
Registration Act s.89(4)
3
Clear or settle the tax position
Pay the current year’s property tax, and deal with any arrears the record shows, before you apply.
4
Apply on e-Aasthi or at the ward office
Choose the transfer option against the ePID, upload the documents, complete your own Aadhaar e-KYC and pay the transfer fee the portal shows. Keep the acknowledgement number.
5
Follow up and download
The ward revenue staff verify the papers; queries come back through the portal or the ward office. When approved, download the e-Khata in your name and check every field against the certificate.

The documents typically asked for are: the sale certificate (a certified copy of the Book 1 entry, or the registered copy); the encumbrance certificate showing that entry; the existing e-Khata or ePID; the latest property-tax paid receipt; your identity proof and Aadhaar for e-KYC; and, as supporting papers, the bank’s confirmation-of-sale letter and possession notice. The ward office may ask for more, such as a recent photograph of the property; the list on e-Aasthi at the time you apply is the one that counts.

Property-tax arrears and the name change

In Bengaluru, property tax is a first charge on the building and land (Greater Bengaluru Governance Act, 2024 s.155), and in practice the corporation will not change the name while arrears sit on the account. The sale certificate does not settle this: it says whether the property was sold free from encumbrances “known to the secured creditor” (Security Interest (Enforcement) Rules, Rule 9(10)), and an auction is held “as is where is”.

The bank’s claim generally ranks ahead of government dues once its charge is registered with CERSAI (SARFAESI Act s.26E), but that priority is not absolute: a statutory first charge can rank above it (Jalgaon District Central Co-operative Bank v. State of Maharashtra, Supreme Court, 2025), and High Courts have differed on whether earlier tax dues bind an auction buyer. The practical course is to check the tax record and read the sale notice’s disclosure of dues before bidding, and to budget for arrears you may have to clear to complete the transfer.

Outside the corporations: e-Swathu Form 9 and Form 11B

Properties in gram panchayat areas around Bengaluru are not on e-Aasthi. Their record is kept by the gram panchayat on the e-Swathu system: Form 9 for properties eligible to be entered as panchayat assets, and Form 11B for assessed properties that do not qualify for Form 9. The transfer is applied for at the gram panchayat, and the Panchayat Development Officer approves it.

Sale registrations are reported to flow into e-Swathu, but the same caution applies as in the city: a certificate filed in Book 1 may need a separate application, with the same set of documents and the panchayat tax receipts. Ask the panchayat office for its current time limit and checklist when you apply.

How long it typically takes

Step	Typical range	What moves it
Sale certificate issued and recorded	No time is fixed by Rule 9(6) or section 89(4); varies by bank and sub-registrar	The bank’s internal approvals; the sub-registrar’s filing practice
e-Khata transfer, clean file	Typically three to six weeks from a complete application	Matching records, paid-up tax, ward workload
e-Khata transfer, records mismatch or arrears	Longer; can run to months	Corrections to area or PID, arrears settlement, queries
e-Swathu transfer (panchayat)	Varies by panchayat	Completeness of the file; the PDO’s queue

These ranges are observations, not commitments. The corporation sets the pace, and a single query can add weeks.

What the auction route cannot promise

The automatic e-Khata transfer cannot be assumed for an auction purchase; a manual application may be needed, and its timing is set by the corporation.
An e-Khata in your name does not cure a defect in the title the borrower held, and does not deliver physical possession.
Property-tax and other arrears can follow the property and may have to be paid before the name changes.
Portal names, fees and document lists change; the e-Aasthi or e-Swathu requirements on the day you apply apply.

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.

A specific property in mind?

Tell us what you are buying it for, and we will tell you what needs checking before you pay EMD.

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