When you buy an under-construction flat, you’re paying for something that doesn’t exist yet. Until it’s built, the paperwork is the only thing you can actually inspect. A property lawyer should review everything, but you should know what to ask for. This applies whether you’re comparing under construction projects in Bangalore in general or under construction projects in Whitefield.
RERA Registration Certificate
A project of more than 500 square metres or eight apartments must be registered with K-RERA before it is marketed. Look up the registration number on rera.karnataka.gov.in and check that the promoter, approved plan and completion date match what you’ve been told.
Title Documents
Ask for the mother deed and the full chain of ownership. If the land belongs to a landowner and the builder is developing it under a Joint Development Agreement, ask for that agreement and any power of attorney. You need to be sure the builder has the right to sell.
Land Conversion Certificate
Land has to be converted from agricultural to residential use before construction. This is the DC conversion certificate, issued by the Deputy Commissioner. If it’s missing, the project has a serious problem.
Sanctioned Plan and Commencement Certificate
The sanctioned plan is the building plan approved by the local authority. The commencement certificate allows construction to start. Compare the plan against the brochure, especially the number of floors and the unit sizes. Floors built beyond what’s sanctioned are a common cause of trouble later.
Encumbrance Certificate
This shows whether the land has any loans, mortgages or disputes against it. Many builders mortgage land for construction finance, which is not unusual, but in that case you’ll need the bank’s NOC to buy a flat. It also helps to ask which banks have approved the project for home loans.
Agreement for Sale
A builder can’t take more than 10% of the cost before signing a registered agreement for sale. Read it slowly. Check the carpet area, price, payment schedule, possession date, interest for delays, specifications and cancellation terms. Make sure it follows the RERA format and doesn’t quietly remove your protections. Never sign blank pages.
Other Clearances
Ask about the fire NOC, approvals from BESCOM and BWSSB, and environmental clearance for larger projects. These are typically needed before an occupancy certificate is issued, so missing ones now can mean delays at handover.
What to Expect at Possession
The occupancy certificate (OC) and completion certificate confirm that the building matches the approved plan. You’ll also need your e-Khata, which has been compulsory for property registration in Bengaluru since late 2024. Ask the builder how and when these will be delivered. Think twice before making the final payment until you have the OC in hand.
Always remember, reliable real estate builders in Bangalore will hand over copies of these without fuss. Ask for certified copies, get your lawyer to check them, and cross-check what you can on the RERA site. If a document is missing, wait until it turns up before paying.