How to do Khata Transfer After Death in Karnataka?
Learn how to transfer Khata after the death of a property owner in Bangalore. Step-by-step process, documents, fees and e-Aasthi online application covered for 2026.
Quick Summary (TL; DR)
When a property owner dies in Bangalore, the Khata which is the municipal ownership record does not transfer automatically. Legal heirs must apply to get the Khata updated to their names. You will need a death certificate, a Family Tree Certificate from the Tahsildar and a few other property documents. The application is done online through the e-Aasthi portal. This guide covers every step.
What Is Khata Transfer After Death?
Khata is the property record maintained by BBMP (now called Greater Bengaluru Authority or GBA). It shows who is responsible for paying property tax and who the municipal body recognises as the owner.
When a property owner dies, their name remains in the BBMP records until the heirs formally apply to change it. This process is called Khata transfer after death or inheritance Khata transfer.
Without this transfer, the heirs cannot:
Pay property tax in their own name
Apply for a home loan against the property
Sell or transfer the property in the future
Get building plan approvals
For Example:
Ravi's father passed away three years ago in Bangalore. The property was in his father's name a flat in Jayanagar. Ravi did not think much of the paperwork at the time. But when he tried to pay property tax last year, BBMP's system still showed his father as the owner. When he approached a bank for a loan, the same problem came up. No Khata in his name, no loan.
This is a very common situation. The Khata does not change on its own when someone dies. The legal heirs have to apply for the transfer.
Here is what that process looks like in Bangalore in 2026.
Who Can Apply for Khata Transfer After Death?
Only the legal heirs of the deceased owner can apply. This includes:
Spouse
Children (sons and daughters equally)
Parents, if no spouse or children are alive
If there is a registered Will, the person named as the legal beneficiary applies. If there is no Will, all Class-I legal heirs are entitled to the property equally under Hindu succession law.
If there are multiple heirs, all of them must sign a No Objection Certificate (NOC) in favour of the applicant. Or all names can be included in the Khata jointly.
Documents Required for Khata Transfer After Death
Document | Purpose |
Death certificate of the owner | Proof that the registered owner has passed away |
Family Tree Certificate (Vamshaviruksha) | Lists all legal heirs issued by the Tahsildar |
Legal Heir Certificate | Alternative to Family Tree Certificate in some cases |
Will (if available) | Shows who the property is left to |
Original sale deed / title deed | Proof of previous ownership |
Latest property tax receipts | Shows tax is up to date |
Khata extract of the deceased | Copy of existing Khata record |
Encumbrance Certificate (EC) | Confirms no loans or claims on the property |
Aadhaar card of all heirs | Identity verification |
NOC from other legal heirs | Required if only one heir is applying |
How to Get a Family Tree Certificate in Karnataka?
This is the most important document in the process. Without it, BBMP will not process the Khata transfer.
You can apply online through the NadaKacheri portal (nadakacheri.karnataka.gov.in) or visit your local Taluk office.
1. Go to NadaKacheri portal: nadakacheri.karnataka.gov.in
2. Select: Vamshaviruksha (Family Tree Certificate) under revenue services
3. Upload: Death certificate and identity proofs of all heirs
4. Submit: The Tahsildar's office will verify and issue the certificate
5. Download: Ready in 15 to 30 working days
The Family Tree Certificate will list all legal heirs by name. This is what BBMP uses to confirm who is eligible for the Khata transfer.
Need Help? Talk to Vault Lawyer and Get your Khata transferred today with Vault Proptech.
How to Apply for Khata Transfer After Death? (Step by Step)
As of 2026, the application is done through the e-Aasthi portal. You can also visit the local GBA (formerly BBMP) revenue office for an offline application.
Online Process: e-Aasthi Portal
Go to e-Aasthi: Visit bbmpeaasthi.karnataka.gov.in
Log in or register: Use your mobile number and OTP
Select Khata Transfer: Choose 'Inheritance/Death' as the reason
Enter property EPID: The electronic Property ID from the existing Khata
Upload all documents: Death certificate, Family Tree Certificate, NOC, property docs
Pay the fee online: Flat Rs. 500
Objection window: A 7-day public objection window opens after document verification
Approval: If no objection is raised, Khata is approved and you get an SMS confirmation
Download e-Khata: Accessible from the e-Aasthi portal once approved
Offline Process: GBA/BBMP Revenue Office
Visit the nearest GBA revenue office or Bangalore One centre
Collect the Khata transfer application form (or download from the BBMP website)
Fill in all property and heir details accurately
Attach all required documents - originals and photocopies
Pay the transfer fee at the counter (Rs. 635 approximately for basic cases)
Collect acknowledgement slip with application number
Track status using the application number
Khata Transfer Fees After Death in Bangalore (2026)
Fee Type | Amount | Notes |
Khata transfer mutation fee | Flat Rs.500 | - |
Family Tree Certificate | Rs. 25 to Rs. 50 | Paid at NadaKacheri or Taluk office |
Bangalore One service charge | Rs. 60 to Rs. 100 | If applying through Bangalore One |
Legal Heir Certificate | Nominal | Varies by Taluk office |
How Long Does It Take?
Stage | Timeline |
Family Tree Certificate | 15 to 30 working days |
Document verification by GBA | 7 to 14 working days |
7-day objection window | Fixed 7 days |
Khata approval and issuance | After objection window closes |
Total expected time | 30 to 45 days (clean cases) |
What If There Is a Will?
If the deceased owner left a registered Will naming a specific person as the beneficiary, the process is slightly different.
The Will must be produced as a primary document
A Probate may be required if the Will is contested or if the property is high-value
If the Will is registered and uncontested, the named person can apply for Khata transfer by submitting it along with the death certificate
If the Will is unregistered, BBMP may still accept it but will ask for more supporting documentation. A registered Will always makes the process smoother.
Need Help? Talk to Vault Lawyer and Get your Khata transferred today with Vault Proptech.
What If There Are Multiple Legal Heirs?
This is where most families run into trouble.
If there are two or more legal heirs and only one wants the Khata in their name, the others must sign a NOC. If the heirs want to hold the property jointly, all names can be added to the Khata.
If there is a dispute - for example, siblings disagreeing on who gets the property - the Khata transfer will be put on hold until the matter is resolved. In such cases:
A registered Partition Deed divides the property formally among heirs
A civil court order can direct how the property is to be distributed
Legal mediation can help reach an agreement before approaching BBMP
Common Mistakes to Avoid
Mistake | What Happens |
Not getting Family Tree Certificate first | Application gets rejected at document stage |
Submitting wrong property EPID | Transfer gets linked to wrong property |
Skipping NOC from other heirs | Application put on hold indefinitely |
Pending property tax dues | BBMP will not process transfer until dues are cleared |
Applying without clearing EC discrepancies | Title remains clouded and transfer fails |
How Vault Proptech Helps With Khata Transfer After Death?
Losing a family member is hard enough. The paperwork that follows should not add to the stress.
Vault Proptech works with families across Bangalore to handle Khata transfer after the death of a property owner. We handle the end-to-end process so you do not have to run between offices.
Family Tree Certificate - Vamshaviruksha application and follow-up
Khata transfer on e-Aasthi portal
NOC drafting and coordination with other legal heirs
Property tax dues verification and clearance support
Encumbrance Certificate checks before application
Title deed review and revenue record updates
Need Help? Talk to Vault Lawyer and Get your Khata transferred today with Vault Proptech.
