A resale flat often comes at a better price per square foot than a new launch, in an established, fully-built community. But unlike buying directly from a builder, a resale purchase carries history — a previous owner, existing dues, and a paper trail that needs checking. Here's exactly what to verify before you pay a rupee.
When you buy a resale flat, you're not just buying four walls — you're inheriting its entire paperwork history. Was it ever disputed? Does the seller actually have clear legal right to sell it? Are there unpaid dues attached to it? A new-launch flat from a builder has none of this baggage. A resale flat might. The checklist below is simply the set of checks that protect you from buying someone else's problem.
1. Title Verification — Who Actually Owns It?
Before anything else, confirm the seller has clear, marketable title to the property — meaning they legally own it and can sell it without restriction. Request the chain of title documents: the original sale deed from the builder to the first owner, and every subsequent sale deed if the property has changed hands more than once. Gaps in this chain are a red flag.
2. Encumbrance Certificate (EC)
The EC shows whether the property has any registered loans, mortgages, or legal claims against it over a specified period — typically the last 13-30 years. A clean EC (often marked "Nil Encumbrance") means no pending loan or dispute is attached to the property. If the EC shows an existing home loan, confirm it has been fully closed and the lender has issued a release/no-objection certificate before you proceed.
3. Khata Status
Confirm whether the property has an A Khata or B Khata — this affects both your ability to get a home loan and your ability to resell it later. Also check that the Khata is in the current seller's name; if it still shows a previous owner, a Khata transfer will be needed as part of the sale.
For the full breakdown of A Khata vs B Khata and the transfer process, see our Khata Transfer guide.
4. Property Tax & Society Dues
Ask for the latest property tax paid receipt from BBMP and a no-dues certificate from the apartment association or RWA. Unpaid maintenance or property tax dues can sometimes become the new owner's problem if not cleared before the sale — get this in writing, not just verbally confirmed.
5. RERA Registration (Where Applicable)
If the project was launched after RERA came into effect, check its RERA registration number on the Karnataka RERA (K-RERA) portal. This confirms the project was registered with the regulator and lets you cross-check basic project details like builder name, unit count, and approvals.
6. TDS — The Rule Many Resale Buyers Miss
This applies to resale purchases too, not just new launches. If the property's value is ₹50 lakh or more, the buyer — not the seller — is legally required to deduct 1% TDS from the payment and deposit it with the government, before paying the balance to the seller.
This is done using what was known as Form 26QB — note that under the new Income Tax Act, this form is being renamed to Form 141 (and the TDS certificate, Form 16B, becomes Form 132), effective from April 1, 2026. Whichever name is current at the time of your transaction, the underlying rule is the same: deduct 1%, deposit it within 30 days, and issue the TDS certificate to the seller. Skipping this step can cause real problems for the seller at tax-filing time, and for the buyer in the form of penalties.
One detail worth knowing: the ₹50 lakh threshold is based on whichever is higher — the actual sale price or the government guidance value — the same rule that applies to stamp duty, covered in our Stamp Duty & Registration guide.
7. Physical Verification
- ● Visit the property in person, ideally more than once, at different times of day
- ● Check for water seepage, cracks, and the condition of fittings
- ● Confirm the actual carpet area matches what's stated in documents
- ● Ask about any pending structural repairs the society has planned, and whether a special maintenance charge is expected
The Full Document Checklist
| Document | What It Confirms |
|---|---|
| Chain of sale deeds | Clear title, no ownership gaps |
| Encumbrance Certificate | No pending loans or legal claims |
| Khata certificate & extract | A/B Khata status, current owner name |
| Property tax receipts | No outstanding BBMP dues |
| Society no-dues certificate | No pending maintenance dues |
| Loan closure/NOC (if applicable) | Existing mortgage fully cleared |
| RERA registration (if applicable) | Project registered with K-RERA |
Frequently Asked Questions
It applies to both. Any property purchase of ₹50 lakh or more requires 1% TDS, whether bought from a builder or an individual seller in a resale transaction.
Find out exactly what the encumbrance is before proceeding. If it's an old home loan, confirm it's been closed and get the lender's release document — don't rely on verbal assurance alone.
You can, but it typically limits your financing options and resale value later. Factor this into your price negotiation if you proceed.
In practice, the seller typically provides these as part of the sale, but the buyer (or their representative) should independently verify them rather than taking copies at face value.
Buying a resale flat and want it checked properly?
APKACOMPLEX supports buyers through title checks, documentation, registration coordination, and TDS compliance for resale purchases across Bangalore.
View Pricing & Get StartedRules last verified: October 2026. TDS on property purchase is governed by Section 194-IA of the Income Tax Act. Form 26QB is being renamed Form 141 (TDS certificate Form 16B becomes Form 132) effective April 1, 2026, under the new Income Tax Act, 2025. For current forms and filing, refer to the official Income Tax e-filing portal (incometax.gov.in). For Khata and property tax matters, refer to Kaveri Online Services (kaveri.karnataka.gov.in).