Khata Bifurcation in Kaval Byrasandra Made Simple: Procedure & Timeline

Introduction

Kaval Byrasandra, located in North Bangalore, is a rapidly developing locality with a mix of independent houses, plotted layouts, and growing apartment complexes. Its proximity to areas like RT Nagar, Hebbal, and the Outer Ring Road has made it attractive to both families and investors. As more properties change hands or get divided among heirs, the need for formal municipal documentation has increased.

Khata bifurcation is the process through which BBMP creates independent property records when a single property is divided into multiple portions. It ensures that each owner can pay taxes separately, apply for approvals, and transact independently. In Kaval Byrasandra, where both new developments and older family-owned properties are common, this process has become critical for smooth property management.

Lawtendo assists property owners in Kaval Byrasandra by managing documentation, filing applications with BBMP, and ensuring compliance with municipal regulations.

What Is Khata Bifurcation?

Khata bifurcation is the splitting of one property’s khata record into multiple entries, each with its own certificate and extract. This is typically required when:

• Families divide ancestral properties among members.

• Developers allocate individual khata numbers to apartment buyers.

• Large sites are subdivided for resale.

• Court orders mandate division of property among owners.

For residents of Kaval Byrasandra, bifurcation provides legal clarity and ensures property-related transactions are recognised by financial institutions and government authorities.

Importance of Bifurcation for Kaval Byrasandra Property Owners

Growing demand in the locality

The area has witnessed steady growth with plotted layouts, small-scale apartment projects, and redevelopment of older properties. This growth has led to frequent cases where property owners divide land for resale or development.

Impact on taxation, resale, and financing

• Property tax can be paid independently by each owner.

• Buyers are more confident in transactions when there is a separate khata.

• Banks and financial institutions demand individual khata certificates for sanctioning home loans.

• Clear municipal records enhance property value and avoid disputes.

Types of Khata in Kaval Byrasandra

A-Khata vs B-Khata

Properties in the locality are categorised by BBMP as either A-Khata or B-Khata.

In Byrasandra, many approved layouts qualify for A-Khata, while revenue sites remain under B-Khata. Owners often check what is an A Khata property and how to convert B Khata to A Khata to ensure eligibility for loans and resale.

Limitations of B-Khata properties

Kaval Byrasandra has several revenue sites and older layouts where properties still fall under B-Khata. These must first be converted into A-Khata before bifurcation can be completed.

Eligibility & Preconditions for Khata Bifurcation

BBMP jurisdiction

Only properties within BBMP’s jurisdiction covering Kaval Byrasandra are eligible. Gram Panchayat properties require conversion before municipal bifurcation.

Tax compliance

All pending property taxes must be cleared before filing. Applications with arrears are put on hold.

Clear ownership and approvals

• A registered sale deed, partition deed, or court decree is mandatory.

• Layout or building approvals must be sanctioned by BBMP or BDA.

• Properties with unresolved disputes or encumbrances are not accepted.

Lawtendo verifies eligibility in advance to save applicants time and avoid rejections.

Documents Required for Khata Bifurcation

Mandatory documents

• Registered title deed or sale deed

• Encumbrance certificate covering the past 10–15 years

• Latest property tax paid receipts

• Existing khata certificate and extract

• Identity proof of all owners (Aadhaar, PAN, voter ID)

Case-specific documents

• Partition deed for family division

• Succession certificate or legal heir certificate in inheritance cases

• Court decree for judicially decided property divisions

Supporting documents

• Approved layout or building plan copy

• Survey sketch by a licensed surveyor

• Family tree affidavit

• No-Objection Certificates from co-owners where required

Lawtendo supports clients by drafting affidavits, coordinating with surveyors, and collecting certified documents from the Sub-Registrar Office serving Kaval Byrasandra.

BBMP/BDA Rules Governing Khata Bifurcation in Kaval Byrasandra

Municipal regulations

The process is regulated under the Karnataka Municipal Corporations Act and BBMP by-laws, which require accurate record maintenance for taxation and ownership clarity.

Role of the Assistant Revenue Officer

The Assistant Revenue Officer (ARO) of the Kaval Byrasandra subdivision verifies applications, conducts inspections, and issues bifurcated certificates after approvals.

Step-by-Step Procedure for Kaval Byrasandra Residents

The procedure for property owners in Kaval Byrasandra follows BBMP’s structured approach.

Document preparation

Owners must compile all relevant records before applying. This includes registered title deeds, encumbrance certificates, current khata extract, property tax receipts, and identification documents. Inheritance or partition cases require supporting certificates such as a family tree affidavit or succession certificate.

Filing the application

Applicants may file either:

• Online via the E-Aasthi portal, where scanned documents are uploaded, or

• Offline at the BBMP Kaval Byrasandra revenue office, by submitting physical copies.

Applications are addressed to the Assistant Revenue Officer and must specify property details, the type of division requested, and details of proposed owners.

Verification and inspection

Once filed, the revenue office verifies the documents. A field inspection may be scheduled, and licensed surveyors validate or prepare a sketch reflecting the division.

Issuance of bifurcated certificates

On approval, BBMP assigns separate khata numbers and issues new certificates and extracts to each owner.

Online Process: Filing Through e-Aasthi Portal

Digital filing is increasingly adopted as it reduces in-person follow-ups.

Steps:

1. Visit the e-Aasthi portal.
2. Select khata bifurcation under available services.
3. Enter details including ward number, property survey number, and subdivision.
4. Upload scanned copies of deeds, EC, tax receipts, and identification proofs.
5. Pay the required fee online.
6. Obtain acknowledgment with a Sakala service ID.
7. Track progress until certificates are generated.
8. Once approved, you can download the new certificate

Offline Process: Filing at BBMP Kaval Byrasandra Revenue Office

Applicants preferring manual filing should:

• Collect the application form from the revenue office.

• Attach attested copies of documents and show originals for verification.

• Pay the application fee at the counter.

• Receive acknowledgment with application number.

• Track the application through Sakala or by contacting the Assistant Revenue Officer.

When original deeds are missing, certified copies must be obtained from the Sub-Registrar Office before filing. Our detailed guide on A Khata to e Khata conversion in North Bangalore explains the process step by step.

Charges and Fees for Khata Bifurcation

Government application fees

• Application fee is generally between ₹125 and ₹250.

• Online filings through e-Aasthi may include additional scanning or digital entry charges.

Stamp duty and registration costs

• For partition or sale deed-based bifurcation, stamp duty of around 2% of the property’s guidance value is payable.

• Registration fees also apply when new deeds are executed.

Surveyor and incidental expenses

• Licensed surveyor fees for preparing division sketches range from ₹3,000 to ₹7,000 depending on land size.

• Notary charges for affidavits, family tree documents, and NOCs may cost ₹200–₹500.

• Certified copies from the Sub-Registrar Office may add small expenses.

Illustrative breakdown

Lawtendo prepares cost estimates for clients in advance, reducing the chances of surprise charges.

Typical Timelines in Kaval Byrasandra

The time taken depends on the nature of the case and the accuracy of documentation.

• Sale deed-based applications: 20–30 working days.

• Partition deed-based applications: 45–60 working days.

• Succession or inheritance-based cases: 60–90 working days, as heir verification takes longer.

• Court decree cases: often more than 90 working days since certified orders require detailed scrutiny.

Applications filed under Sakala portal are tracked by service numbers, which have statutory deadlines for resolution.

Local BBMP Revenue Office & Sub-Registrar Details for Kaval Byrasandra

BBMP Kaval Byrasandra Revenue Office

• Handles all applications for bifurcation.

• Responsible for verification, inspections, and approvals.

• Managed by the Assistant Revenue Officer.

Sub-Registrar Office (SRO)

• Registers deeds such as partitions, sales, and gifts.

• Issues certified copies required during bifurcation applications.

Lawtendo liaises with both offices to ensure that applications are filed correctly and tracked until approval.

Sample Khata Bifurcation Certificate Explained

After the process is complete, BBMP issues new certificates and extracts to each property owner. A typical certificate includes:

• Property survey and ward number

• Dimensions and boundaries of the property

• Name of the owner as per registered deed

• Newly assigned khata number

• Assessment details for property tax purposes

• Date of issue, seal, and signature of the Assistant Revenue Officer

Owners must review the certificate carefully. Mistakes in names, boundaries, or survey details should be corrected immediately to avoid future complications in loans or resale. Lawtendo verifies the documents on behalf of clients to ensure accuracy.

Khata Transfer vs Bifurcation in Kaval Byrasandra

Although both involve municipal records, transfer and bifurcation are distinct.

Common Issues in Kaval Byrasandra Bifurcation

Applicants may face hurdles during the process, such as:

• Properties listed as B-Khata requiring conversion before processing.

• Survey mismatches between title deeds and BBMP records.

• Layout approvals pending with BDA or BBMP.

• Arrears in property taxes causing delays.

• Disputes among heirs or co-owners, making it difficult to secure NOCs.

Lawtendo helps property owners overcome these by arranging survey corrections, clearing tax dues, and preparing legal documents required for smooth approval.

Property Market Trends in Kaval Byrasandra

The locality has seen consistent growth due to its proximity to RT Nagar, Hebbal, and the Outer Ring Road.

• Redevelopment of older homes into apartment complexes has become common.

• Demand for smaller plots has risen, requiring frequent bifurcation of larger sites.

• Builders often seek bifurcation to create individual khata numbers for apartment buyers.

• Property values are rising, making accurate municipal documentation a critical factor for resale and loan processing.

For owners in Kaval Byrasandra, timely bifurcation ensures smoother transactions and better marketability of assets.

Case Studies on BBMP Khata Bifurcation in Kaval Byrasandra

Case Study 1: Partition of 60×40 Ancestral Site
Background: Mr. Narayan and his brother inherited a 60×40 residential plot in Kaval Byrasandra from their late father.
Challenge:

• Single Khata in father’s name.

• Both wanted equal division into 30×40 sites.

• Property tax not updated in BBMP system.
  Lawtendo’s Solution:

• Obtained succession certificate and partition deed.

• Cleared pending tax dues with BBMP ward office.

• Filed bifurcation request with survey verification.
  Outcome: Two e-Khatas issued in 54 working days, enabling both heirs to start independent construction.

Case Study 2: NRI Co-owner Splitting Residential Plot
Background: Mrs. Seema, based in Dubai, co-owned a 50×70 plot with her cousin in Kaval Byrasandra.
Challenge:

• Joint Khata prevented her from selling her share.

• Unable to travel to India.

• Survey mismatch with older BDA-approved layout.
  Lawtendo’s Solution:

• Executed Power of Attorney for cousin to represent her.

• Corrected survey records through BBMP revenue inspector.

• Filed bifurcation with partition deed and updated tax receipts.
  Outcome: Two independent Khatas issued in 63 working days, allowing the NRI to sell her portion remotely.

Case Study 3: Builder’s Small Apartment Project
Background: A local builder bought a 100×80 corner site in Kaval Byrasandra to develop four flats.
Challenge:

• One Khata for the entire property.

• Buyers demanded separate Khatas for loan processing.

• BBMP layout integration pending.
  Lawtendo’s Solution:

• Verified layout approval with BDA.

• Filed bulk bifurcation request for four flats.

• Coordinated numbering with BBMP ward office.
  Outcome: Four e-Khatas issued in 68 working days, enabling smooth buyer registrations and loan sanctions.

Case Study 4: Couple’s Divorce Settlement Division
Background: Mr. and Mrs. Srinivas jointly owned a 60×60 site in Kaval Byrasandra. Following divorce, they decided to split equally.
Challenge:

• Joint Khata in both names.

• Court order required bifurcation into two 30×60 sites.

• Tax arrears existed for three years.
  Lawtendo’s Solution:

• Cleared pending taxes.

• Registered partition deed in accordance with court decree.

• Filed bifurcation with supporting documents.
  Outcome: Two e-Khatas issued in 59 working days, giving both spouses clear ownership of their respective plots.

Case Study 5: Commercial Plot Split Near Kaval Byrasandra Main Road
Background: Two partners owned a 120×100 commercial site in Kaval Byrasandra.
Challenge:

• Single Khata restricted independent leasing.

• Required bifurcation into two 60×100 plots.

• Needed zoning confirmation for commercial use.
  Lawtendo’s Solution:

• Secured land use clearance from BBMP Town Planning.

• Registered partition deed and filed bifurcation request.

• Updated property tax records with separate IDs.
  Outcome: Two commercial e-Khatas issued in 72 working days, enabling both partners to independently lease and finance their portions.

NRI Guide: Khata Bifurcation in Kaval Byrasandra

Context for NRIs in Kaval Byrasandra
Kaval Byrasandra sits between established residential pockets and expanding IT corridors. NRIs buy here for growth and rental yield. The area mixes old revenue layouts, recent BDA approvals, and spotty BBMP integration. Remote owners face extra friction from on-ground irregularities and authority coordination.

Common NRI Challenges in Kaval Byrasandra

• Legacy BDA records not fully reflected in BBMP.

• Survey number mismatches between village maps, BDA, and BBMP.

• Small encroachments and lane-level changes flagged at inspection.

• Pending DC conversion for formerly agricultural plots.

• Multiple co-owner/heir approvals needed from abroad.

• Overseas processing timelines stretch to ~50–80 days vs ~35–50 days locally.

Lawtendo’s NRI Legal Services for Kaval Byrasandra

1. PoA Drafting & Attestation
   • Authority-specific PoA for bifurcation, survey correction, and tax updates.

   • Consulate/embassy attestation and secure international courier.

2. Record & Survey Reconciliation
   • Retrieve village/BDA/BBMP maps and khata extracts.

   • Supervise corrective field surveys to resolve mismatches.

3. Encroachment & Boundary Handling
   • On-ground measurement and de-encroachment coordination.

   • Liaison with BBMP field staff to clear minor objections.

4. Agricultural Conversion Support
   • End-to-end DC conversion facilitation when required.

   • Deputy Commissioner office coordination and record update.

5. Legal Documentation & Title Clearance
   • Draft partition, gift, settlement, or legal-heir deeds.

   • Remote execution and local registration via PoA.

   • Full title chain verification to avoid rejections.

6. BBMP Filing, Follow-up & Delivery
   • Prepare and file bifurcation application at BBMP Revenue Office.

   • Track inspections, answer department queries, escalate dual-authority issues.

   • Activate e-Khata and dispatch certified physical extracts overseas.

Step-by-Step NRI Process for Kaval Byrasandra Khata Bifurcation

• Phase 1: Records & Survey Check (15–20 days)
  • Pull khata, EC, and survey maps.

  • Flag mismatches, encroachments, conversion needs, and pending dues.

• Phase 2: Documentation & PoA (20–25 days)
  • Draft partition/heirship deeds and collect co-owner consents.

  • Get PoA attested at consulate and courier originals if owner is abroad.

• Phase 3: Filing, Field Verification & Processing (50–80 days)
  • File bifurcation with BBMP Revenue Office.

  • Supervise corrective surveys and resolve inspection objections.

  • Liaise with BDA/DC where dual-authority or conversion issues exist.

• Phase 4: Final Approval, E-Khata & Delivery (5–10 days)
  • Verify bifurcated Khata on BBMP portal.

  • Update property tax records and enable e-Khata.

  • Dispatch certified physical extracts overseas.

Practical Levers for NRIs

• Use an authority-targeted PoA to avoid repeated attestations.

• Pre-clear DC conversion and tax arrears before filing.

• Keep certified scanned title chain ready to speed responses.

• Budget for PoA attestation, field survey fees, DC conversion (if any), BBMP bifurcation charges, and international courier.

Trusted Property Lawyers for Khata Bifurcation in Kaval Byrasandra

Adv. Madhav Reddy – Specialist in Khata bifurcation and BBMP filings, with 15+ years managing residential property division cases in Kaval Byrasandra. 📞 +91 96253 56806

Adv. Renu Sharma – Expert in document compliance and title verification, ensuring ECs, sale deeds, and tax receipts meet BBMP standards in Kaval Byrasandra. 📞 +91 96253 56806

Adv. Shashank Rao – Focused on survey clarifications and land record corrections, assisting Kaval Byrasandra owners in resolving discrepancies before bifurcation. 📞 +91 96253 56806

Adv. Deepthi Iyer – Specialist in inheritance and co-ownership bifurcation matters, guiding Kaval Byrasandra families through seamless BBMP approvals. 📞 +91 96253 56806

Adv. Vignesh Shetty – Known for fast-track bifurcation timelines and e-Khata updates, helping Kaval Byrasandra property owners secure quicker approvals. 📞 +91 96253 56806

How Lawtendo Assists With Khata Bifurcation in Kaval Byrasandra

Lawtendo provides comprehensive support to make the process hassle-free.

• Document verification to confirm eligibility and compliance with BBMP rules.

• Drafting affidavits, partition deeds, and other required paperwork.

• Filing applications online through e-Aasthi or at the revenue office.

• Coordinating with surveyors for property sketches and inspection requirements.

• Tracking applications under Sakala timelines and updating clients regularly.

• Offering legal assistance where disputes or succession issues are involved.

This end-to-end service ensures that clients receive their certificates with minimal delays and maximum accuracy.

For related resources, you may also refer to:

• Khata Transfer Charges in Bangalore for cost-related guidance.

• Documents Required for e-Khata for digital documentation options.

• How to Get an Encumbrance Certificate in Karnataka for ownership verification details.

Frequently Asked Questions

1. Can apartments in Kaval Byrasandra apply for bifurcation?

Yes, once builders secure occupancy and completion certificates, the parent khata can be split into unit-wise entries.

2. Can B-Khata properties be bifurcated?

No. They must be converted into A-Khata before bifurcation is possible.

3. How long does the process take?

Sale deed cases take about 20–30 working days, while inheritance or court decree cases may extend up to 90 days.

4. What are the charges involved?

Application fees are around ₹125–₹250. Additional expenses include stamp duty, surveyor charges, and affidavit preparation.

5. Who approves bifurcation applications?

The Assistant Revenue Officer of the Kaval Byrasandra subdivision.

6. Can the process be filed online?

Yes, through the e-Aasthi portal, though offline applications are also accepted.

7. Must property taxes be cleared before filing?

Yes, arrears must be settled for the application to proceed.

8. What if survey details differ from the deed?

Corrections must be made with the Revenue Department or Sub-Registrar Office before applying.

9. Do all heirs need to sign the application?

Yes, or they must issue No-Objection Certificates.

10. Can disputes among heirs delay the process?

Yes, disputes must be legally resolved before bifurcation can be approved.

11. Is a property sketch required?

Yes, a licensed surveyor’s sketch is usually mandatory.

12. Can bifurcation proceed without layout approval?

No, BBMP requires layout or building approvals.

13. How is application status tracked?

Through the Sakala ID or the e-Aasthi portal.

14. Does bifurcation increase resale value?

Yes, separate khata certificates provide ownership clarity and improve buyer confidence.

15. How does Lawtendo help?

By managing paperwork, coordinating with officials, and providing legal support throughout the process.

Conclusion

Kaval Byrasandra’s real estate growth has increased the importance of proper municipal documentation. Khata bifurcation ensures property owners can independently manage taxes, loans, and transactions, reducing the risk of disputes or delays.

Lawtendo supports residents by handling the complete process—from documentation and filing to BBMP coordination and legal resolution. This professional assistance ensures faster approvals and reliable outcomes.

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