How does a Patta differ from a sale deed?

The sale deed moves ownership from seller to buyer, through registration at the sub-registrar office. The Patta is a revenue record that mirrors that ownership in government land records. The deed is the transaction document, like a receipt, whereas the Patta is the government's acknowledgment of it, like an update to its database. Both are required: the deed shows you bought legally, and the Patta shows the government regards you as owner in revenue records. If the Patta is not mutated, you may be the legal owner and still find it hard to enforce ownership or carry out later transactions.

Is it possible to buy property that has no Khata certificate?

It can be done, but it is very risky and we advise against it. Without a Khata you cannot confirm the tax payment history, big tax arrears may fall on you after purchase, banks refuse home loans, electricity and water connections are unavailable, later buyers shy away and resale becomes hard, the property may be unauthorized, and it may even stand on government land or in a prohibited area. If a property has no Khata, find out whether it lies outside municipal limits (then Gram Panchayat records apply), why no Khata was ever created (new construction or an illegal building?), and whether one can be obtained after purchase. Ask for a heavy discount to cover the risk, and consider leaving the deal if the explanations are vague. For checking every document, revenue records included, see our guide on how to verify property documents before buying.

How long does a Patta transfer take after purchase?

On average a Patta transfer takes 2-4 months, though it swings widely. These factors set the pace: how efficient the state or district is (towns usually beat villages), whether your papers are complete (gaps cause delay), whether anyone objects (objections stretch the process), whether a field survey is required (needed where disputes exist) and how big the taluk office backlog is (some hold months of pending applications). A typical timetable runs: collecting documents and applying, 1-2 weeks; first scrutiny, 2-4 weeks; inspection of the property, 1-2 weeks; notice period for objections, 15-30 days; final approval, 2-4 weeks; issue of the Patta, 1-2 weeks. You can speed things up by filing complete papers first time, visiting the taluk office regularly, answering queries and document requests fast, and perhaps engaging a document writer or advocate who knows local practice. Do not wait: a registered sale deed gives ownership, but later transactions need the Patta, so begin mutation once registration is over.

Does A Khata make a property safe to buy?

An A Khata means the property meets municipal rules, a major plus, but safety is not guaranteed by it alone. It confirms: building plan approval, construction matching approved plans, authorized land use (residential or commercial), property tax paid directly to BBMP and municipal recognition. It does not confirm: clear title (disputes may exist despite a valid Khata), freedom from encumbrances (unpaid mortgages or liens may remain), freedom from litigation (cases may be pending), complete compliance (OC, CC or other papers may be absent) and a sound ownership chain (earlier owners may have title defects). Example: an A Khata property can still be in litigation over a will dispute or a forged sale deed somewhere in the chain. Bottom line: A Khata is necessary and not sufficient. Complete full due diligence: title verification, EC check, litigation search and compliance review. Our piece on common property frauds in India shows what can happen even with a valid Khata.

Which documents should I verify beside Patta and Khata?

A thorough check goes beyond Patta and Khata. Ownership papers: the registered sale deed, the original title deed, earlier sale deeds going back 30 years (13 at least) and the 30-year Encumbrance Certificate (see how to read an EC). Revenue and tax papers: 6. property tax receipts, 3 years at the least 7. mutation records that confirm ownership updates 8. revenue records such as 7/12, Pahani or Khatauni, depending on the state. Compliance papers: 9. the sanctioned building plan 10. the Occupancy Certificate (OC), showing the building is fit to occupy 11. the Completion Certificate (CC), showing the work matches the plan 12. the Commencement Certificate, which permitted construction to start 13. a Land Conversion Certificate where agricultural land was converted. Searches: 14. a court case search against the property and owner 15. eCourts checks covering the Supreme Court, High Courts and district courts 16. a look at the prohibited property list, to rule out government land 17. RERA registration for projects under construction. For apartments and societies: 18. the Society Registration Certificate 19. the Share Certificate 20. the Society's No Objection Certificate. It looks like a heavy load, and LegiScore handles all of it by checking several government databases and returning one Legal Property Score (LPS) in minutes.

Can the Patta and Khata carry different names?

In principle no, but it does happen, and it is a red flag that needs investigation. Innocent causes: a recent purchase with the sale deed registered and mutation pending (the Khata may update before the Patta); inheritance disputes, where heirs appear on the Khata while the Patta transfer waits on succession issues; joint ownership, where administrative errors put one co-owner on the Patta and another on the Khata; and a power of attorney holder paying tax (Khata) while the Patta stays with the owner. Warning causes: an unauthorized occupant paying tax to look legitimate; disputed ownership with several parties relying on different documents; a seller trying to show ownership by tax payment without title; and an earlier sale that was never properly documented. If the names differ, find out why, ask the seller to explain with supporting documents, confirm the true legal owner through the sale deed chain, check for a pending mutation application, treat the mismatch as a significant risk, take a legal opinion before going on, and negotiate a lower price or walk away if the answers are unclear. Principle: occupants or beneficiaries may pay property tax, but ownership comes from registered sale deeds and the Patta. A Khata never proves ownership, only that somebody pays tax. To spot such discrepancies, get your property's LPS rating before paying anything.

Buying & Selling

Patta and Khata Explained: Land Records Every Buyer Should Check

What Patta and Khata prove, where each is used, how A Khata differs from B Khata, how to apply and transfer them, and the problems that stall a purchase.

By The Land and Law Desk

15 Feb 2026Updated 22 Oct 202615 min read

Who this affects

Worth a read

Read this if you are buying property in Tamil Nadu or Karnataka and need to verify Patta/Khata status and implications.

Buyers
Explains how Patta and Khata affect ownership, tax compliance and loan/utility eligibility for buyers.
Owners
Describes need to transfer Patta/Khata after sale and risks if Patta isn't in owner's name.
Lenders
Notes that banks check Khata and Patta for tax compliance and loan eligibility.
Lawyers & registrars
Covers procedural documents (Patta/Khata) needed for transactions and mutations.

Signals in this story

Political
Financial
Legal
Regulatory
Local

Strongest signal is legal — the article explains ownership, title versus tax records and transfer requirements for Patta/Khata.

Property buyers in India meet many papers that show ownership and tax status. Two are often mixed up: the Patta Certificate and the Khata Certificate. Both are revenue records issued by state authorities, but they do different work and are used in different states.

This guide covers what each paper is, how they differ, why a buyer needs them and how to obtain them. Whether you are buying land in Tamil Nadu or a flat in Bangalore, knowing these records helps you confirm that the property stands on a sound legal footing.

Patta Certificate: meaning

A Patta Certificate, called Chitta Patta in some regions, is a revenue document from the state government that records ownership rights over a parcel of land. It is used mainly in Tamil Nadu and Puducherry, and in a few other southern states.

A Patta shows:

Pattadar name, which is the legal owner
Survey number, the unique identifier of the land parcel
Extent of land, the total area owned
Classification as agricultural, residential or commercial land
Village and taluk, the administrative location

Key point: in the revenue records, the Patta is what primarily establishes ownership. A registered sale deed alone does not let you claim legal ownership of the land if the Patta is not in your name.

Kinds of Patta

Normal Patta: for ordinary holdings with clear, undisputed ownership
Conditional Patta: given subject to conditions or restrictions on use
Tribal Patta: granted to tribal communities under special provisions
Forest Patta: for land moved from forest to non-forest use with proper approvals

Khata Certificate: meaning

A Khata Certificate is a revenue document that lists your property for property tax assessment. It is used chiefly in Karnataka, above all in Bangalore (Bengaluru), and in a few neighbouring states.

A Khata shows:

Khata number, the unique property identifier
Owner's name, as taxpayer
Property address in full
Property area, both built-up and plot
Property tax details: assessment and payment history

Main point: the Khata shows that you pay property tax to the municipal authority. Think of it as a receipt book proving that your property is in the tax records.

How Khata differs from Patta

Both are revenue records, but a Khata is no title document. It proves tax payment and not ownership. In Karnataka, you need the Khata certificate together with the registered sale deed to show full ownership and tax compliance.

Patta and Khata side by side

Core Purpose · Patta Certificate: records land ownership · Khata Certificate: lists the property for tax assessment
Issuing Body · Patta Certificate: State Revenue Department · Khata Certificate: Municipal Corporation / City Council
Region · Patta Certificate: Tamil Nadu, Puducherry · Khata Certificate: Karnataka (Bangalore) and some other states
Legal Weight · Patta Certificate: primary ownership paper in revenue records · Khata Certificate: tax assessment paper, not proof of title
Proves · Patta Certificate: government records name you legal owner · Khata Certificate: you pay property taxes
Used For · Patta Certificate: land deals, loans, land conversion · Khata Certificate: paying property tax, utility connections
Transfer · Patta Certificate: transferred once the sale is registered · Khata Certificate: transferred once the sale is registered

Remember: Tamil Nadu's Patta is both the ownership and the tax record. Karnataka needs a Khata for tax and a registered deed for ownership.

A Khata and B Khata in Karnataka (Bangalore)

Buying in Bangalore or another Karnataka city means you must know the gap between A Khata and B Khata. It fixes your property's legal status and affects everything from resale value to loan eligibility.

A Khata (Akrama Khata)

A Khata goes to properties that comply with the law and have municipal approval.

Features of A Khata properties:

Land is sanctioned for residential or commercial use
The building plan was approved before construction
Construction matches the approved plans
Tax goes straight to BBMP (Bruhat Bengaluru Mahahanagara Palike)
Full legal protection and clear title
Bank loans are available
Resale value is higher
Sale or transfer raises no legal complications

B Khata (Bekar Khata)

B Khata goes to properties with legal irregularities or compliance gaps.

Features of B Khata properties:

No proper building plan approval was obtained
Unauthorized construction or violations exist
Land is not yet cleared for residential or commercial use, for instance agricultural land lacking conversion
Area has not yet come within municipal limits
Property taxes are gathered through third-party revenue collection agencies
Legal status is doubtful
Banks tend to refuse loans on B Khata
Resale value drops, often 30-40% below A Khata
Demolition is possible if violations are severe

Is B Khata convertible to A Khata?

Yes, though it is complicated. Conversion needs:

Proper land conversion certificates, where required
Retrospective building plan approval, which may carry penalties
Correction of any construction violations
Payment of pending dues and fines
A Khata conversion application to BBMP

Reality check: not every B Khata property can be converted. If the land itself cannot be converted, as with government land, lake beds or prohibited areas, conversion is impossible.

Finding out if a property has A Khata or B Khata

Visit the BBMP website or citizen portal
Key in the Khata number or property particulars
Read the "Khata Type" field on the certificate
See who collects the tax: BBMP itself means A Khata, a third-party vendor often means B Khata

Warning: do not rely on the seller's word. Verify the Khata status yourself. Many sellers pass off B Khata properties as A Khata to get a better price.

Why buyers need both records

1. Patta shows legal ownership

The Patta is your proof that government revenue records recognise you as legal owner. Until the Patta moves into your name after purchase:

Ownership cannot be asserted against third parties
Subdivision or partition of the land is not possible
Loans against the property are unavailable
Any ownership dispute leaves you at risk

2. Khata shows tax compliance

The Khata certificate shows that property taxes are being paid regularly, which matters because:

Late payment of property tax brings penalties and interest
Arrears may become a lien on the property
Banks examine tax payment history before sanctioning a loan
Proof of Khata is a prerequisite for electricity and water connections

3. Needed for property transactions

Depending on the state, Patta and Khata are mandatory for:

Selling or buying property
Applying for a home loan
Mutation after inheritance
Getting building plan approvals
Obtaining utility connections

4. They help verify property details

These records let you check:

The right survey number and boundaries
The real extent of land against the area claimed
How the land is classified: residential, agricultural or commercial
Encumbrances or restrictions noted in revenue records

5. They guard against fraud

Reading Patta and Khata records helps expose:

Forged ownership documents
Double sales or several claims on one property
Unauthorized occupants claiming ownership
Properties built on government or prohibited land

For a full check of all property documents, revenue records included, get a free LPS rating of your property's legal health from LegiScore.

Getting a Patta certificate online

Most states now provide Patta services online. The steps for Tamil Nadu, which other states broadly follow, are:

The online process (Tamil Nadu)

Visit the TNSW Portal: open https://eservices.tn.gov.in or the TN Revenue Department website
Choose the "Patta Chitta" service in the land records section
Enter details: survey number, village name, district or pattadar name
Check the Patta details shown
Download the digital Patta certificate (Chitta)
For a certified physical copy, go to the Taluk office with an application and ID proof

Documents for a Patta transfer

If you have bought the property and want the Patta in your name:

Documents you need:

The registered sale deed
A copy of the earlier Patta
Encumbrance Certificate (EC) covering 30 years
Receipts showing tax paid
ID proof: Aadhaar or PAN
Address proof
The mutation or Patta transfer application form

The process:

File the mutation application at the Taluk office
A revenue inspector inspects the property
Notice goes to the previous owner so objections can be raised
After verification, the Patta is mutated to your name
A new Patta certificate is issued

Time: 2-4 months, depending on the state and complexity

Important: in many states the Patta does not transfer automatically when the sale is registered. A separate mutation application is needed. Read more about mutation in our Property Mutation Guide.

Applying for a Khata transfer

For buyers of property in Karnataka (Bangalore):

Online Khata transfer with BBMP

Go to the BBMP Portal (https://bbmptax.karnataka.gov.in) or the BBMP citizen services portal
Log in, or create an account
Select "Khata Transfer" among property services
Fill in the property details and the new owner's information
Upload the following: — registered sale deed — previous Khata certificate — EC for 13 years — identity proof — property tax paid receipts — mutation letter from the sub-registrar
Pay the application fees online
Follow progress with your application number
A BBMP inspector visits to verify the property
The new Khata certificate is issued on approval

Fees: about ₹200-500, depending on property type

Time: 1-3 months, depending on pending verifications

Documents for a Khata transfer

The registered sale deed
Khata certificate of the previous owner
Encumbrance Certificate
Receipts of property tax paid
Identity proof such as Aadhaar or PAN
Passport-size photographs
Completion certificate or OC for apartments
OC and CC are explained in the differences between OC and CC

Tip: many housing societies and apartment complexes handle the Khata transfer for buyers. Ask if your builder offers this.

Typical problems with Patta and Khata

1. The Patta is not in the seller's name

Problem: the seller never updated the Patta after buying.

Risk: doubt over the ownership chain, and a delayed Patta transfer for you.

Fix: require the seller to complete Patta mutation before the sale, or negotiate a lower price to cover the risk.

2. Several names on the Patta

Problem: the Patta lists multiple co-owners, as with joint family or inherited property.

Risk: every co-owner must agree to the sale, and one objector can block it.

Fix: obtain No Objection Certificates (NOCs) from all co-owners before buying.

3. Patta or Khata does not match the sale deed

Problem: the area in the Patta differs from the sale deed.

Risk: possible fraud, encroachment or survey error.

Fix: commission a professional survey of the real area, and look for encroachments.

4. The property has B Khata

Problem: you learn after signing the agreement that the property has B Khata.

Risk: loan rejection, legal complications and low resale value.

Fix: confirm the Khata status before any agreement. Press for a large price cut, or walk away.

5. Khata transfer blocked by tax arrears

Problem: the earlier owner left property taxes unpaid.

Risk: the transfer waits until every due is cleared.

Fix: review the tax payment history before purchase, and write into the sale agreement that the seller will clear all dues.

6. Survey number does not match

Problem: the survey number in the Patta differs from the sale deed or the actual property.

Risk: you could be buying the wrong property or inviting boundary disputes.

Fix: confirm the survey number on the ground with the revenue inspector, and compare property tax and EC records.

7. Patta shows agricultural land

Problem: the Patta classifies the land as agricultural, but it is used as residential.

Risk: unauthorized construction and breach of land use laws.

Fix: check the land conversion certificate. If conversion was never done, either have it done or rethink the purchase. More in our Land Conversion Guide.

8. No Khata because the property is outside municipal limits

Problem: no Khata exists since the area is not yet under a municipality.

Risk: no legal framework for property tax and unclear civic amenities.

Fix: look at Gram Panchayat records, and find out if the area is likely to join municipal limits soon.

How LegiScore reads Patta and Khata records

Revenue records are only one part of property due diligence, as we at LegiScore know. Our AI platform verifies Patta, Khata and all other key documents in minutes and not weeks.

What LegiScore checks

Revenue records:

Whether the Patta is genuine and who the current owner is
Khata status, with A Khata or B Khata in Karnataka
Tax payment history and dues outstanding
Survey number verification and boundary matching
Land classification and permitted use
Mutation status and applications pending
Cross-checks against sub-registrar records

Wider property analysis:

Title chain verification over 13 or 30 years
Encumbrance certificate analysis across several registrars
Litigation checks in district and high courts
Compliance verification: OC, CC and building approvals
Risk assessment along 5 dimensions

Your Legal Property Score (LPS)

LegiScore gives every property an LPS rating from AAA to C, based on:

Title Chain: ownership history and validity of transfers
Encumbrance: mortgages, liens and pending dues
Litigation: court cases, disputes and pending claims
Compliance: building approvals, land conversion and tax compliance
Revenue Records: Patta/Khata status, mutation and tax history

Why it matters: a property can have a clear Patta and still hide litigation or title defects. A holistic check finds all the risks before you commit.

How it works

Enter property details: survey number, address or owner name
AI analysis: the system retrieves and analyzes records from several government databases
Instant report: your LPS rating and a detailed risk analysis arrive in minutes
Expert review: legal experts review complex cases
Actionable insights: a clear recommendation to proceed, negotiate or walk away

See your property's legal health with a free LPS rating today. The first rating is entirely free, with no hidden charges.

For property buyers the platform saves weeks of running between offices. See more on our Property Buyers page.

Frequently asked questions

How does a Patta differ from a sale deed?: The sale deed moves ownership from seller to buyer, through registration at the sub-registrar office. The Patta is a revenue record that mirrors that ownership in government land records. The deed is the transaction document, like a receipt, whereas the Patta is the government's acknowledgment of it, like an update to its database. Both are required: the deed shows you bought legally, and the Patta shows the government regards you as owner in revenue records. If the Patta is not mutated, you may be the legal owner and still find it hard to enforce ownership or carry out later transactions.
Is it possible to buy property that has no Khata certificate?: It can be done, but it is very risky and we advise against it. Without a Khata you cannot confirm the tax payment history, big tax arrears may fall on you after purchase, banks refuse home loans, electricity and water connections are unavailable, later buyers shy away and resale becomes hard, the property may be unauthorized, and it may even stand on government land or in a prohibited area. If a property has no Khata, find out whether it lies outside municipal limits (then Gram Panchayat records apply), why no Khata was ever created (new construction or an illegal building?), and whether one can be obtained after purchase. Ask for a heavy discount to cover the risk, and consider leaving the deal if the explanations are vague. For checking every document, revenue records included, see our guide on how to verify property documents before buying.
How long does a Patta transfer take after purchase?: On average a Patta transfer takes 2-4 months, though it swings widely. These factors set the pace: how efficient the state or district is (towns usually beat villages), whether your papers are complete (gaps cause delay), whether anyone objects (objections stretch the process), whether a field survey is required (needed where disputes exist) and how big the taluk office backlog is (some hold months of pending applications). A typical timetable runs: collecting documents and applying, 1-2 weeks; first scrutiny, 2-4 weeks; inspection of the property, 1-2 weeks; notice period for objections, 15-30 days; final approval, 2-4 weeks; issue of the Patta, 1-2 weeks. You can speed things up by filing complete papers first time, visiting the taluk office regularly, answering queries and document requests fast, and perhaps engaging a document writer or advocate who knows local practice. Do not wait: a registered sale deed gives ownership, but later transactions need the Patta, so begin mutation once registration is over.
Does A Khata make a property safe to buy?: An A Khata means the property meets municipal rules, a major plus, but safety is not guaranteed by it alone. It confirms: building plan approval, construction matching approved plans, authorized land use (residential or commercial), property tax paid directly to BBMP and municipal recognition. It does not confirm: clear title (disputes may exist despite a valid Khata), freedom from encumbrances (unpaid mortgages or liens may remain), freedom from litigation (cases may be pending), complete compliance (OC, CC or other papers may be absent) and a sound ownership chain (earlier owners may have title defects). Example: an A Khata property can still be in litigation over a will dispute or a forged sale deed somewhere in the chain. Bottom line: A Khata is necessary and not sufficient. Complete full due diligence: title verification, EC check, litigation search and compliance review. Our piece on common property frauds in India shows what can happen even with a valid Khata.
Which documents should I verify beside Patta and Khata?: A thorough check goes beyond Patta and Khata. Ownership papers: the registered sale deed, the original title deed, earlier sale deeds going back 30 years (13 at least) and the 30-year Encumbrance Certificate (see how to read an EC). Revenue and tax papers: 6. property tax receipts, 3 years at the least 7. mutation records that confirm ownership updates 8. revenue records such as 7/12, Pahani or Khatauni, depending on the state. Compliance papers: 9. the sanctioned building plan 10. the Occupancy Certificate (OC), showing the building is fit to occupy 11. the Completion Certificate (CC), showing the work matches the plan 12. the Commencement Certificate, which permitted construction to start 13. a Land Conversion Certificate where agricultural land was converted. Searches: 14. a court case search against the property and owner 15. eCourts checks covering the Supreme Court, High Courts and district courts 16. a look at the prohibited property list, to rule out government land 17. RERA registration for projects under construction. For apartments and societies: 18. the Society Registration Certificate 19. the Share Certificate 20. the Society's No Objection Certificate. It looks like a heavy load, and LegiScore handles all of it by checking several government databases and returning one Legal Property Score (LPS) in minutes.
Can the Patta and Khata carry different names?: In principle no, but it does happen, and it is a red flag that needs investigation. Innocent causes: a recent purchase with the sale deed registered and mutation pending (the Khata may update before the Patta); inheritance disputes, where heirs appear on the Khata while the Patta transfer waits on succession issues; joint ownership, where administrative errors put one co-owner on the Patta and another on the Khata; and a power of attorney holder paying tax (Khata) while the Patta stays with the owner. Warning causes: an unauthorized occupant paying tax to look legitimate; disputed ownership with several parties relying on different documents; a seller trying to show ownership by tax payment without title; and an earlier sale that was never properly documented. If the names differ, find out why, ask the seller to explain with supporting documents, confirm the true legal owner through the sale deed chain, check for a pending mutation application, treat the mismatch as a significant risk, take a legal opinion before going on, and negotiate a lower price or walk away if the answers are unclear. Principle: occupants or beneficiaries may pay property tax, but ownership comes from registered sale deeds and the Patta. A Khata never proves ownership, only that somebody pays tax. To spot such discrepancies, get your property's LPS rating before paying anything.

Sources

We summarise published reporting in our own words and link to the original. Publishers can ask for a correction or removal at editor@landandlaw.in. We act within 48 hours. Editorial policy

General information only. This is not legal advice; consult a qualified property lawyer for your situation.

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