Meet Ram: a good salary, a good flat, and a long list of unknowns
Ram is 34, works in Bellandur, and has been renting for six years. He finally finds a 3 BHK resale apartment in a well-known gated community. The asking price is ₹85 lakh. He has saved for the down payment and expects a home loan of ₹68 lakh, which is 80 percent of the price.
Like most first-time resale buyers, Ram thinks of the price as the cost. By the end of this story he has learned that the price is where the cost starts. Here is how it went.
Chapter 1: The ₹10 lakh surprise (what ₹85 lakh really becomes)
Ram’s first meeting is with the seller’s broker. He asks only one question: “Is ₹85 lakh final?” It is. Then his cousin, who bought a flat two years ago, asks him to write down everything else he will have to pay. This is the list they made.
| Cost | Amount (₹) |
|---|---|
| Agreed price of the flat | 85,00,000 |
| Stamp duty at 5% (flats above ₹45 lakh) | 4,25,000 |
| Registration fee at 2% | 1,70,000 |
| Legal and document verification (illustrative) | 25,000 |
| Society NOC and transfer charges (illustrative) | 30,000 |
| Brokerage at 1%, if you use a broker | 85,000 |
| Home loan processing at 0.5% of ₹68 lakh | 34,000 |
| Move-in: repainting, repairs, deep clean (illustrative) | 2,50,000 |
| Ram’s real total | ₹95,19,000 |
Ram had planned for ₹85 lakh. His real number was ₹95.19 lakh, which is about ₹10.19 lakh more, or 12 percent above the price. Nothing here was hidden or illegal. It was simply not on the listing.
About TDS: Ram also learned that because the price is above ₹50 lakh, he must deduct 1 percent (₹85,000) from what he pays the seller and deposit it with the tax department using Form 26QB. From 1 April 2026 the form is called Form 141 under the new Income Tax Act, 2025. This is not an extra cost for Ram. It is part of the price, but it must be done on time, within 30 days from the end of the month of payment, or interest and penalties follow. TDS is worked out on the higher of the sale price or the government guidance value.
Chapter 2: Two flats, one smart choice
Before committing, Ram also visited a second flat in a nearby building. It was ₹78 lakh, ₹7 lakh cheaper. His first instinct was to take it. His advocate asked him to compare the true total, not the price.
| Flat A (₹78 lakh) | Flat B (₹85 lakh) | |
|---|---|---|
| Agreed price | ₹78,00,000 | ₹85,00,000 |
| Khata | B-Khata, paper copy | A-Khata, final e-Khata |
| Stamp duty and registration at 7% | ₹5,46,000 | ₹5,95,000 |
| Cost to convert B-Khata to A-Khata (illustrative, about 5% of a ₹70 lakh guidance value) | ₹3,50,000 | Not needed |
| Unpaid society dues found | ₹1,40,000 | ₹0 |
| Home loan | Declined by two of three banks | Approved |
| Real total | ₹88,36,000 | ₹90,95,000 |
The ₹7 lakh gap shrank to ₹2.59 lakh once the extra costs were added. And Flat A came with risks that do not show up in a table: two banks declined the loan, conversion to A-Khata was not guaranteed, and a future buyer would face the same questions Ram faced.
Chapter 3: The 7 checks that saved Ram
Before paying the token amount, Ram’s advocate ran seven checks. Each one found something. This is why you never skip them, even when the seller is friendly and the building looks perfect.
What Ram found: The seller’s name matched the latest sale deed, but the deed before it showed a different spelling of the original owner’s name.
What fixed it: Ram’s lawyer asked for a short rectification note from the previous owner before he paid anything.
What Ram found: The seller shared a draft e-Khata with the built-up area printed wrong.
What fixed it: Ram insisted on the final, verified e-Khata and A-Khata or B-Khata status in writing.
What Ram found: An old home loan was still listed against the flat, even though the seller said it was repaid years ago.
What fixed it: The seller got the bank’s release letter and the entry was cleared before the sale deed.
What Ram found: The last two years had not been paid.
What fixed it: The dues were cleared by the seller, and the receipts went into Ram’s file.
What Ram found: There was ₹38,000 of unpaid maintenance and a pending sinking fund contribution.
What fixed it: The society issued the NOC only after the seller cleared it, so Ram did not inherit it.
What Ram found: The balcony had been enclosed and extended beyond the sanctioned plan.
What fixed it: Ram asked for a written undertaking that any future action on the extension would be at the seller’s cost.
What Ram found: Water pressure was weak on the 9th floor and the lift queue was long at 8 pm.
What fixed it: Ram asked neighbours, then decided with full information.
For the full document list, see our resale flat buying checklist. For khata specifically, read our khata transfer guide.
Chapter 4: The loan that almost fell through
Ram paid a token of ₹2 lakh and signed the agreement to sell. Two weeks later his bank sent a note: the e-Khata extract did not match the sale deed. The area on the draft e-Khata was wrong, which was the same draft the seller had shared at the start.
Correcting it took nine working days. The registration date had to move, and Ram’s rental notice period was ticking. If he had paid a larger token before the loan was approved, he would have been in a difficult spot.
Here is what Ram would do differently, and what you can do from day one:
- Ask for the final, verified e-Khata, not the draft, before you pay anything.
- Get the lender’s written confirmation that the property’s khata status is acceptable.
- Keep your token amount small until the loan is sanctioned.
- Add a loan and khata condition to the agreement to sell.
- Keep a buffer of three to four weeks before your rental notice ends.
Chapter 5: Ram’s timeline, from token to keys
Rates and procedures for stamp duty are explained in our stamp duty and registration guide.
Where Ram is today
Ram moved in about ten weeks after he first visited the flat. He spent ₹95.19 lakh in all, and for each rupee over the price he knew what it was for. He did not buy the cheapest flat. He bought the one he could finance, register and one day sell without questions.
Frequently asked questions
How much extra should I budget over the price of a resale flat in Bangalore?
A safe rule is 10 to 12 percent on top of the agreed price. Stamp duty and registration alone are around 7 percent on flats above ₹45 lakh (5 percent stamp duty plus 2 percent registration). Add legal checks, society transfer charges, loan processing, brokerage if you use one, and move-in repairs. Cess or surcharge may also apply, so check the current rates on the Kaveri portal.
Is the 1 percent TDS an extra cost for the buyer?
No. On properties of ₹50 lakh or more, the buyer deducts 1 percent from the amount payable to the seller and deposits it with the tax department. It is a part of the price, not an addition to it. It is calculated on the higher of the sale price or the government guidance value.
Can I buy a B-Khata flat in Bangalore?
You can, but many banks decline loans on B-Khata properties and the flat can be harder to resell. If you are tempted by the lower price, get the lender’s written view first and understand whether the flat is eligible for conversion to A-Khata, including any penalty.
How long does a resale purchase take?
With clean papers and a home loan, plan on 6 to 10 weeks from token to registration. A document that needs correcting, such as a wrong e-Khata or an unreleased loan, can add one to three weeks.
Do I really need a lawyer or a service for a resale flat?
You need someone to verify the title chain, EC, e-Khata and society records. That can be an advocate or a documentation service. The cost is small compared with a mistake on a purchase of this size.
Buying a resale flat? Do what Ram did.
ApkaComplex helps you verify the khata, the Encumbrance Certificate, society dues and the sale documents before you pay, so you know the real number before you commit.
View servicesRules last verified: October 2026. This article is general information, not legal, tax or financial advice. Stamp duty, registration fees, cess, TDS rules and khata processes change often. Confirm current requirements with the Kaveri portal, the Income Tax e-filing portal, and a qualified advocate or chartered accountant.