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There are two owners of a property. One in India and one in abroad. The owner in abroad has given the PoA to owner in India to sell the property. Is it legal to buy this kind of property?

Yes, can buy

The two owners might acquired property through self-finance or ancestral property. We need following documents from sellers to proceed on this deal

  • Registered deed (Know if the property was self acquired or ancestral)
  • Parent Deed
  • Property tax receipt
  • eKhata
  • Encumbrance Certificate (EC)
  • POA ((POA must be attested in abroad and adjudicated in India)
  • Family Tree Certificate from revenue Department if it is ancestral property
  • PAN of sellers

Verify the above-listed documents and proceed with the deal

For consultation, please write to us pgnproperties@gmail.com or WhatsApp to +91-97424-79020

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How can I sell my property in Bangalore?

Here are the few productive channels to sell property in Bangalore

Newspaper advertisement.

Newspaper advertising is traditional but effective in targeting the local audience. Real estate searches are hyped on weekends at particular newspapers. One such popular newspaper is the Times of India. The cost of an advertisement depends on its Size.

Online listing:

This is the most efficient way to sell. Your advertisement targets the desired audience. in terms of budget, location and age group

Here are few websites to list your property

  • 99 Acres
  • Commonfloor
  • Makaan
  • Olx
  • quickr
  • Housing
  • Magicbrics
  • Sulekha

These websites are free to register and provide one free listing. Nominal charges are applicable for additional listing.

Adding quality snaps, and detailed property descriptions in the listing are added value and expedite your selling time. The more the listing is good, the more leads.

Screen leads through telephonic discussion to avoid unwanted walk-ins. This saves your time and energy from touring with unwanted walk-ins.

Television advertisement: Bit expensive but worth it if advertised on the right channel at the right time. When the TRP is high.

Hoarding or Advertisement Board: Display advertisement boards in the hotspot areas, especially at peak times.

Brokers: Associate with broker. Brokers play a good role in real-estate market. Discuss the broker terms & conditions in advance. If possible, sign a brokerage agreement with the broker.

Vehicle advertisement: Advertisement stickers on cars, buses, vans, and trucks are quite popular in real estate marketing. Especially in metros

Blogging: Write articles on Quora, medium, and Reddit with your property details as an example.

Movie theatres: This is one of the popular channels of marketing in metros. Usually, advertisement features at interval breaks or beginning of movie screenings.

Local cable TV: This is one of the popular marketing channels in rural areas. Cost-efficient and able to reach a wider local audience.

Social media: I am sure, millions of real estate groups are on social media. On Facebook, WhatsApp, Telegram, Linkedin, share chat, etc.. utilize such groups to market.

Thank you for reading…

We assist in selling property in Bangalore, please write to us or WhatsApp to +91–97424-79020.

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Can NRI register a power of attorney in Bangalore for property sale?

I believe you are in Bangalore and you want to register a Power of Attorney (POA) in Bangalore before you return to abroad

Yes, you can register a POA in Bangalore and you need the following documents for registration

  • POA Draft
  • PAN
  • Two witnesses Aadhaar

Follow the below steps to Register a POA in Bangalore:

Step 1: Draft the POA

Step 2: Print the POA draft on document paper

  • You sign the POA on all pages
  • Two witnesses’ signs on last page of POA

Step 3: Submit an application on Kaveri Online Services. Usually, the application is approved within 2–3 working days, pay the government fee and book the registration slot. In a separate blog, we wrote the detailed procedure to submit an application on Kaveri Online service, here is the link for your reference https://shorturl.at/vSHkk

Following are the documents required to submit an application on Kaveri Online Services

  • POA in PDF format (Deed document)
  • PAN in PDF format (Annexures)

Following are the government cost for POA registration in Bangalore

  • Stamp Duty Rs. 1000 per executant
  • Registration fee: Rs. 200
  • Scanning Fee Rs. 35 per page (usually the POA consists of 3–5 pages)

Step 4: As per your registration slot, carry the following to sub-registrar office

  • Application summary report
  • POA printed on document paper & signed (to be registered)
  • PAN
  • Two witnesses and their Aadhaar

Submit the above-listed documents at registration counter. The office asks the executant and witnesses to sit at the registration counter. The offer takes the photo, thumb impression and OTP authentication

Step 5: The office scans the POA for government record and hands back the registered POA to you

This completes the procedure to register POA in Bangalore

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As an alternative option, we can execute a POA in abroad for property sale in India. But executing a POA in abroad costs more money, time and energy

For example: To register a POA in Bangalore cost less than Rs.1,500 and we can complete the entire process within 3 working days including drafting, appointment and registration in sub-registrar office

whereas, executing a POA in abroad cost more than Rs. 25,000 and at least 15 working days to complete the process including;

  • Drafting
  • Notary or consulate attention
  • Shipment to India
  • Adjudication in India

Additionally, you may need to travel for a long to get attention from notary or Indian consulate in abroad, especially in USA. Compared to India, it is not easy to make a power of attorney in abroad because of the high cost, time and effort. But still, we explain the procedure to execute a POA in abroad and you can consider this as your least possible option

Follow the below steps

Step 1: Draft a POA

Step 2: Print a POA draft on A4 size normal. Affix your passport-size photo

Step 3: Carry the following documents to notary public or consulate office in your county

  • POA
  • Passport or OCI
  • Your country citizenship proof (if applicable)

(Please cross-verify the required documents from the notary or consulate in your country)

Meet the notary public or consulate in your county and sign the POA in front of the concerned authority

Step 4: Courier the following documents to India

  • POA
  • A request letter addressing to District Registrar’s office, signed by you
  • Self-attested ID proof (Passport or OCI and PAN)

Step 5: Once the above-listed documents reach India, your POA holder or agent in India carry the following documents to District Registrar office

  • POA
  • Request letter
  • Your Self-attested ID Proofs
  • POA holder Aadhaar
  • Stamp Duty transaction receipt (The Stamp Duty is Rs. 500 per executant)

Step 6: The District Registrar’s office validates the above-listed documents and adjudicates the POA

This completes the procedure to execute a POA in abroad

We assist with POA registration, please write to us pgnproperties@gmail.com or WhatsApp to +91-97424-79020

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I am selling my property and buyer takes home loan. what are my roles in the process of selling my property?

Logo

Based on my experience, suggesting the below process

  • Once the buyer finalizes the property, collect the token advance of around Rs. 5K–10K. (I usually collect token advance to filter the clients because few clients claim to be interested and demand the property documents but they don’t turn-up after collecting documents)
  • Handover photocopy of the following property documents to buyer, whereas the buyer will submit these documents to bank for verification
  1. Registered Sale Deed & Parent Deed
  2. Encumbrance Certificate (EC)
  3. eKhata
  4. Property tax receipt
  5. Cancelled cheque
  6. Aadhaar & PAN
  • Once the bank’s legal team approves the above-submitted documents, the bank will inform the buyer to proceed with Sale Agreement execution
  • The buyer drafts Sale Agreement with the help of his advocate and shares the draft with seller for review. The seller must review the Sale Agreement draft carefully, especially parties name, age, address, ID proof, property schedule, payment terms, taxes, cancellation & dispute clauses
  • The seller and buyer sign the Sale Agreement, the buyer bears the cost for Sale agreement execution and stamp duty payment
  • At the time of Sale Agreement signing, seller must collect the downpayment from buyer. Usually, the download payment is the difference between the consideration amount and the sanctioned loan amount

For example: If the sanctioned loan amount is 80% of the consideration, the downpayment must be 20% of the consideration. Refer to the below figure for better understanding,

  1. Consideration is Rs. 1 Cr
  2. The sanctioned loan amount is Rs. 80 lakhs
  3. The downpayment is Rs. 20 lakhs
  • The buyer submits the formal loan application and Sale Agreement to bank to process the loan application
  • Bank takes around 15 working days to sanction the loan. Meanwhile, buyer draft the Sale Deed and share the draft with seller for review
  • Once the bank loan is sanctioned, the bank will share the cheque or DD image with buyer & seller, confirming that loan amount is ready for disbursal
  • Buyer will submit application for Sale Deed registration and book the slot for registration. Buyer bear the cost related to registration of sale deed including stamp duty, registration fee, advocate fee and any other miscellaneous expenses
  • Seller, Buyer and two witnesses sign the Sale Deed and register in sub-registrar office
  • Buyer and Bank register the MODT in sub-registrar office. Usually, the Sale Deed and MODT registration are back-to-back registrations at the same time.
  • Immediately after the registration of Sale Deed and MODT. Buyer & Seller must visit the bank and deposit the following property documents
  1. Sale Deed that you just registered with buyer
  2. MODT
  3. Parent Deed
  4. And any other documents related to property like Agreement Power of Attorney, Khata, receipt, etc..
  • Upon the deposit of property documents with bank, the bank will handover the final settlement cheque to seller
  • Deposit the cheque in your bank for remittance
  • Once the complete payment is remitted to your bank account, handover the property possession to buyer

For consultation, please write to us pgnproperties@gmail.com or WhatsApp to +91-97424-79020

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How much time does it take to register a power of attorney in Karnataka?

Listing the time frame for your reference:

Day 1: Draft the Power of Attorney and Submit an application for registration

Day 2: Application approval, Make Payment, and slot booking

Day 3: Register the Power of Attorney in Sub-Registrar Office

Let me share a real example of registering a Power of Attorney (POA) and its time frame:

One of my clients approached us on 12th Sep 2024 to register Power of Attorney. On the same day, we drafted the POA and submitted an application on Kaveri Online Services, we highlighted the submission date in below summary report for your reference

On 13th Sep 2024 at around 10.30 am, our application was approved. We paid the government fee of Rs. 1480/- and got the registration slot on the same day at 2.30 pm. Refer to the below slot confirmation

We registered the Power of Attorney and we highlighted the date of registration in below image

We submitted the application on 12th Sep and completed the registration on 13th Sep. It means we completed the process within 2 working days

Approval and slot availability are major challenges, if we get a slot on the same day of approval, we can complete the process within 2 working days or it extends by one additional day

Contact us for quick and easy registration of Power of Attorney. pgnproperties@gmail.com or WhatsApp +91-97424-79020

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Though I have manual khata, do I still need to get ekhata from BBMP?

Yes,

I believe you want to register a property in sub-registrar office so you are seeking an ekhata. Although you have a manual khata from BBMP, you need an ekhata from BBMP for property registration

Since you already have a manual Khata in your name, your ekhata draft must be on eAasthi website. Here is the e-Aasthi weblink https://bbmpeaasthi.karnataka.gov.in/CitzLogin.aspx .

You need to log into eAasthi website, search for your property, and submit an application. Your application should be processed and ekhata must be available for download within 2–3 working days.

Manual Khata looks like the below image, it is not mandatory for the registration of property

An ekhata looks like below image, it is mandatory for the registration of property

We assist Khata and registration, Write to us pgnproperties@gmail.com or WhatsApp to +91-97424-79020

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How do I get an Encumbrance Certificate (EC) for BBMP e-Khata application?

An Encumbrance Certificate (EC) is proof of property ownership and holds immense significance in BBMP e-Khata application.

We need the following information about the property for EC application:

  • District
  • Taluk
  • Hobli/Town
  • Village
  • Property Number

My client purchased a new property from a builder, which means there is no previous transaction in this property, and registered the Sale Deed on 22–05–2015. We highlighted the registration date in below Sale Deed (refer to the arrow mark)

My client wants an EC for BBMP e-Khata application and we followed the below procedure:

We logged into Kaveri Online Services and clicked “START A NEW APPLICATION” on the home page, refer to the below image

Selected the option ENCUMBRANCE CERTIFICATE – (ONLINE EC), refer to the below image

We filled in the property information including District, Taluk, Hobli, village and property number. Refer to the below image

As mentioned above, the property was registered on 22–05–2015, we selected the Search period as below:

  • From Date: we selected 2 days before the registration date which is 20–05–2015
  • To Date: we selected today’s date.

We highlighted the search period in below image

Click on Search and the search result displays

The EC cost is Rs.130 for the period from 20–05–2015 to 10–10–2024 (today’s date), refer to the below payment page

Complete the Aadhaar-based e-sign

Submit the application

EC will be ready in around 3 working days. Click on the “Download Signed EC” to download the EC. we highlighted the download option in below image

The below image is our EC and we highlighted the EC number. we should provide this EC number in BBMP e-khata application

In the e-Aasthi website, we entered the above EC number in e-Khata application; therefore, we do not need to follow the conventional method of uploading the EC; simply entering the EC number is enough, and our EC data display automatically

In the image below, we highlighted the place where we entered the EC number and also highlighted the auto pop-up of our EC.

This completes the process of getting an EC and its significance in e-khata application

Please write to us pgnproperties@gmail.com or WhatsApp to +91-97424-79020

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What are the documents I should collect after property registration from the sub-register office in Karnataka?

After the property registration, the sub-registrar office will scan the registered deed and hand it back to you. Apart from the registered Deed, nothing is to be collected from the sub-registrar office.

You will receive a confirmation via SMS that your property is registered, like the below image

Registration process including application submission, document verification and payment are online, we only need to visit the sub-registrar’s office for a biometric thumb impression, photo and Deed Scanning

Including Encumbrance Certificate (EC) is downloaded online. In a separate blog, we wrote the detailed procedure to download EC, here is the blog link https://www.pgnpropertymanagement.in/how-do-i-download-digitally-signed-encumbrance-certificate-ec-on-kaveri-online-services/

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What are the ways to transfer a property from parent to children?

The best way to transfer property from parent to children is **GIFT DEED** because the transfer of property is effective immediately after registration and the stamp duty is just Rs.5000

Documents required for Gift Deed:

  • Identity Proof of parent and children (Donor and Donee)
  • Identity proof of two witnesses
  • Registered Deed (of how the Donor acquired the property)

Procedure to execute a Gift Deed:

  • Draft the Gift Deed
  • Pay the Stamp Duty
  • Register the Gift Deed in sub-registrar office

One of my clients wishes to gift a property to his daughter, and we assisted him in registering the gift deed in a sub-registrar office in Bangalore. Refer to below Gift Deed image

Few other ways to transfer property from parent to children are:

  • WILL
  • Sale Deed
  • Relinquishment Deed

There are certain advantages & disadvantages and we shared below:

1. WILL: is a legal document that expresses a person’s (testator) wishes to distribute his/her property after death

  • Transfer of property becomes effective after the testator’s death. Will is not mandatory to register but registering WILL enhances the authenticity of the document
  • Registering WILL is an affordable option because there is no stamp duty, the registration fee is just Rs. 200 and we can register in any sub-registrar office (not restricted to jurisdiction)

For Example, if your property is in Mumbai and you live in Bangalore, you can register the WILL in Bangalore.

  • As the situation changes, a person’s preference may change. Will can be updated or modified as many times as necessary. Whereas other deed like Gift Deed and Sale Deed cannot be updated or modified once registered

Documents required for WILL:

  • Identity Proof of Testator (person giving the WILL)
  • Identity proof of two witnesses
  • Not required to furnish property title documents in sub-registrar office for registration of WILL

Procedure to execute WILL:

  • Draft the WILL
  • Pay the registration fee
  • Register the WILL in sub-registrar office
  1. Sale Deed: is a legal document that transfers property ownership from parent to children in exchange for monetary consideration. The ownership transfer becomes effective immediately after the registration

Registration of Sale Deed incurs a high stamp duty of 5% consideration or guidance value, whichever is higher. Apart from stamp duty, the TDS is applicable

Instead of paying such high stamp duty and TDS for Sale Deed, we could choose gift deed because the stamp duty is just Rs. 5,000 and no TDS. Generally, the Sale Deed is most suitable for dealing with non-family members. Since you are family members, you must take advantage of stamp duty and taxation

Documents required for Sale Deed:

  • Identity proof of seller and buyer
  • Identity proof of two witnesses
  • Title documents (of how seller acquired the property)

Procedure to execute Sale Deed:

  • Draft the Sale Deed
  • Pay the Stamp Duty
  • Register the Sale Deed in sub-registrar office
  1. Relinquishment Deed: is applicable when a parent wishes to release their share in a jointly owned property to children

For example, a Father, mother, and daughter are legal heirs to a property. Father and mother can release their share to daughter by registering the Relinquishment Deed.

The transfer of ownership becomes effective immediately after the registration, The Stamp Duty is around Rs. 5,000

Documents required for Relinquishment Deed:

  • Identity Proof of parent and children (Releasor and Releasee)
  • Identity proof of two witnesses
  • Title documents

Procedure to execute a Relinquishment Deed:

  • Draft the Relinquishment Deed
  • Pay the Stamp Duty
  • Register the Relinquishment Deed in sub-registrar office

We assist with registration, please write to us pgnproperties@gmail.com or Whatsapp to +91-97424-79020

Thank you for reading…