Gram Panchayat Khata Registration
What is Khata?
Khata is an official document issued by the Gram Panchayat or the local municipal authority that certifies a property’s ownership and tax assessment. It contains crucial details such as the property owner's name, property dimensions, built-up area, location, usage type (residential or commercial), tax liabilities, and the Property Identification Number (PID).
It is a mandatory legal document required for property registration, transfer, obtaining building permissions, utility connections, and paying property taxes. Without a valid Khata, a property is considered irregular and may face legal or civic limitations.
Everything You Need to Know About the Encumbrance Certificate
What is Form-9?
Form-9 is issued under Rule 28 (2006, amended 2013) and certifies non-agricultural properties within Gram Panchayat limits.
Eligible Property Types:
- ✔️ Converted Properties: As per Karnataka Land Revenue Act, 1964
- ✔️ Government Schemes: Basava Vasati, Ambedkar, Indira Awaas Yojana
- ✔️ Gramathana: Certified by the Tahsildar
What is Form-11?
Form-11, issued under Rule 30, is the Register of Demand, Collection, and Balance (DCB) for buildings and land within Panchayat areas.
Purpose of Form-9 & Form-11
- For Property Tax Assessment under Section 199 (Karnataka Panchayat Raj Act)
- Mandatory for property registration (Circular RD 344 MUNOMU 2005)
- Both forms must be obtained before property registration or sale in Gram Panchayat areas.
How to Apply for Form-9
Gramathana
Requires a sketch certified by the Tahsildar.
Converted Property
- Ownership documents
- Conversion order
- Layout plan
Govt Housing Scheme
- Hakku Patra
- Sanction letter
Additional Documents Required:
- Passport-size photo
- Aadhaar / PAN / Ration Card
Processing Time & Restrictions
Form-9 is a Sakala service (since 01-Apr-2011). Max processing time: 45 days.
Eligibility Restrictions:
- Form-9: Only for Gramathana, approved layouts, or Govt scheme properties
- Form-11: Only if Form-9 exists or the property is listed in the DCB register
Issuance & Verification
- Issued by Gram Panchayat (PDO & GP Secretary)
- Apply online via e-SWATHU portal (first-time & reissue within 3 days)
- Digitally signed since 15-Jun-2013 (replaces ink signatures)
- Certificate Number: Unique verifiable ID
- Verification is available via the e-SWATHU portal using the certificate number. Certificates include:
- Hologram
- Watermark
- 2D Barcode (mandatory in Bengaluru Urban/Rural & Ramanagara)
Competent Authorities
- Conversion Orders: Issued by Deputy Commissioner (Revenue Dept)
- Layout Approval: Town Planning Authority or Director of Town Planning
E-Khata vs Revenue Khata
| Feature | E-Khata | Revenue Khata |
|---|---|---|
| Legal Status | Recognized as legal property | Considered illegal or semi-legal |
| Jurisdiction | Falls under BBMP (Bruhat Bengaluru Mahanagara Palike) | Falls under local bodies like Gram Panchayats |
| Ownership Transfer | Permitted | Not permitted |
| Loan Eligibility | Eligible for home and property loans | Not eligible for loans |
| Building Approvals | Can obtain building plan approval, building license, and trade license | Not allowed |
| Construction Permission | Construction is legally permitted | Construction not permitted |
| Utility Connections | Can apply for water and electricity connections | Cannot apply for utility services |
| Resale | Resale of property is allowed | Resale or improvements not permitted |
Property Details Included in Khata
- Property Owner’s Name: Name of the registered owner of the property
- Size of the Property: Exact land area or site dimensions (in sq. ft or sq. m)
- Location: Address including street, locality, and jurisdiction area
- Built-up Area: Total constructed area of the property
- Occupancy Status: Indicates whether the property is vacant or occupied
- Utilization Purpose: Purpose for which the property is used (residential, commercial, etc.)
- Annual Value: Estimated annual rental value used for tax calculation
Khata Registration – FAQs
An Encumbrance Certificate is a legal document that confirms a property is free from loans, mortgages, or legal disputes during a specified period.
It ensures the property has a clear title and is essential when buying property, applying for loans, or verifying ownership history.
Form 15 lists transactions if any exist, while Form 16 is issued when there are no transactions or encumbrances found.
You can request an EC for a specific duration, often 13 to 30 years depending on the requirement.
Yes, obtaining an EC is still recommended to ensure the property has no hidden liabilities or disputes.
A Gram Panchayat Khata is a property record maintained by the local Panchayat. It certifies ownership and is needed for tax payments and legal property transactions.
No, Gram Panchayat Khata is issued in rural areas, while BBMP/BDA Khatas are for urban jurisdictions. Each is governed by a different authority.
You'll need Form-9, Form-11, sale deed or Hakku Patra, ID proof (Aadhaar/PAN), tax receipts, and a layout sketch certified by officials.
Yes, you can apply through the e-SWATHU portal for both new applications and re-issuance. Certificates can also be verified online using the unique Certificate Number.
Gram Panchayats must process Khata registrations within 45 working days as per the Sakala Service Guarantee Act.
Yes, GP Khata is valid for legal transactions and registration. However, some banks may prefer BBMP/BDA Khatas for urban properties.