Stage: Checked listing · Title report
Title and due diligence
What to check before you bid, where each record lives, and what it can and cannot tell you.
The six points of our check — 30-year EC, litigation, mortgage type, schedule mapping, municipal record and land record — explained for Karnataka and Telangana, plus the deeper checks a due diligence report adds: chain of title, conversion and approvals, granted and notified land, and dues.
The six points, and what each record tells you
The six-point check runs each point against an official record. They answer the questions a buyer must settle before paying EMD; a due diligence report then goes deeper.
- 1
30-year encumbrance certificate
Registered transactions and charges on the property over thirty years.
Kaveri 2.0 (Karnataka) · IGRS (Telangana)
- 2
Litigation sweep
Cases involving the property or the borrower before tribunals and courts.
DRT · DRAT · NCLT · High Court · civil courts
- 3
Mortgage type
Whether the bank holds an equitable mortgage by deposit of title deeds or a registered mortgage, and its CERSAI registration.
TPA s.58(f) · SARFAESI s.26D
- 4
Schedule-to-EC mapping
Whether the property described in the sale notice is the one in the EC and the title deed.
Sale notice · EC · deed
- 5
Municipal property record
The e-Khata in Bengaluru, or the GHMC property-tax record and PTIN in Hyderabad.
e-Aasthi · GHMC
- 6
Revenue or land record
The state land record — RTC or e-Swathu in Karnataka; the state’s published sources in Telangana.
Bhoomi · e-Swathu · state land portal
Each point holds as of the day it was checked: a stay, a new case or a changed EC after that day is not covered. Chain of title, approvals, conversion, granted land and dues belong to the full due diligence.
Guides
The 30-Year Encumbrance Certificate: What It Shows, What It Cannot, and the Online Gap
What an encumbrance certificate shows, why a nil EC is not clean title, the reported gap in Kaveri 2.0’s online years, IGRS Telangana, and what no EC can show.
Read the guideKhata Is Not Title: e-Khata in Bengaluru and GHMC Records in Hyderabad
What a Khata, e-Khata, GHMC PTIN, RTC or Bhu Bharati record proves and what it does not, A-Khata vs B-Khata, e-Swathu forms, and Telangana’s 22A list explained.
Read the guideEquitable vs Registered Mortgage, and How to Search CERSAI
Why most home-loan mortgages never appear in an encumbrance certificate, what a CERSAI search shows and misses, and why the bank’s filing matters to a buyer.
Read the guideThe Litigation Sweep: Checking DRT, NCLT, the High Court and Civil Courts Before You Bid
Which courts and tribunals to search before bidding at a bank auction in Bengaluru or Hyderabad, how each search works, and why every result carries a date.
Read the guideDues That Travel With the Property: Tax, Power, Water and Society
Which unpaid dues can follow a bank auction property to the buyer in Bengaluru and Hyderabad — property tax, power, water, society — and how to get the figures.
Read the guideGranted Land and Prohibited Lists: Karnataka’s PTCL Act and Telangana’s 22A
How Karnataka’s PTCL Act and Telangana’s s.22A prohibited list affect a bank auction property, how to spot granted or assigned land, and notification checks.
Read the guide
RERA Registration in India: What It Tells a Bank-Auction Buyer
Which projects had to register under RERA, what the Karnataka and Telangana portals show about a building, and what RERA cannot tell an auction buyer.
Read the guide
Mother Deed Documents: Meaning, Format and Legal Uses Explained
Mother deed is the root document of any property title. Know its format, legal uses, how it differs from a sale deed, and how to get a certified copy.
Read the guide
How To Apply For An Encumbrance Certificate Online In Karnataka
Step-by-step guide to applying for an encumbrance certificate online in Karnataka for property verification.
Read the guide in Real Estate_ Meaning, Formula, Calculation, and Importance.jpg)
Understanding FSI in Real Estate: Meaning, Calculation, & Importance in Construction
What Floor Space Index (FSI) means, how it is calculated, and what a buyer of an existing flat or house, including at a bank auction, should check.
Read the guideAlso on this site
In preparation
Guides being written for this shelf. Each is checked against the law it cites before it is published.
- Gaps in the chain of title: GPA sales, unregistered agreements and succession
- DC conversion in Karnataka: what an unconverted plot means
- Plan approvals, OC and CC: what their absence means
- Lake and drain buffer zones in Bengaluru and Hyderabad
- The bank’s title report vs an advocate’s title opinion