Buying a resale apartment in Bangalore can be a smart move—often more affordable, in established areas, and ready to occupy. But it requires thorough due diligence. Here’s a comprehensive checklist of important things to know before buying a resale flat in Bangalore:
🧾 1. Verify Ownership and Legal Documents
- Title Deed
Confirms the seller’s ownership. Ensure it is clear, marketable, and free from disputes. - Sale Deed / Mother Deed
Trace ownership history from previous sales. Mother Deed is important if the apartment is part of a larger layout. - Encumbrance Certificate (EC)
Shows if there are any legal or financial liabilities (loans, court cases) on the property. Get it from the Sub-Registrar’s office for the last 13 years (Form 15). - Khata Certificate & Extract (A-Khata)
A-Khata indicates legal and tax-compliant property. Avoid B-Khata flats (not fully legal). - Possession Certificate & Occupancy Certificate (OC)
Confirms that the building was legally constructed and occupied as per BBMP/BDA norms.
🏦 2. Check for Loan or Mortgage
- Home Loan NOC
If the seller had a home loan, ensure the bank gives a No Objection Certificate and confirms full repayment. - Bank Pre-Approved
Banks like SBI, HDFC, ICICI conduct legal checks before approving projects. Prefer resale flats approved by major banks.
🧱 3. Physical Inspection & Structural Health
- Check:
- Cracks in walls
- Water seepage
- Plumbing/electrical condition
- Lift working status
- Natural ventilation & lighting
- If needed, get an independent civil engineer to inspect.
🏢 4. Apartment Association & Society Records
- Verify:
- Society registration
- Pending maintenance dues
- Corpus fund / sinking fund balance
- Monthly maintenance charges
- Talk to neighbors or association members about:
- Builder disputes
- Water supply issues
- Security and lift service
- Waste management
📍 5. Location & Future Development
- Proximity to:
- Metro stations / public transport
- Schools, hospitals, markets, IT parks
- Check:
- Future BBMP/BDA development plans
- Road widening or metro expansion that may affect the property
🧠 6. Flat-Specific Details
- Car Parking
Confirm if you get a dedicated parking slot (open or covered). - Floor Number
Higher floors may have better views but check for power backup and lift access. - Facing & Vastu (if relevant)
East/North-facing is generally preferred in Bangalore. - Built-up vs. Super Built-up Area
Know the difference and calculate actual usable space.
🏛️ 7. Registration & Stamp Duty
- Stamp Duty in Bangalore:
- 5% for properties above ₹45 lakhs
- 3% for properties below ₹45 lakhs
- Registration fee: 1%
- Budget for additional charges like legal fees, broker commission, and TDS (if applicable).
🧾 8. Legal & Technical Due Diligence
- Hire a real estate lawyer to:
- Vet all documents
- Draft or review the Agreement to Sell
- Ensure no legal encroachments or family disputes
- Assist during registration
🕰️ 9. Age of the Apartment
- If it’s more than 10–15 years old:
- Check structural integrity
- Inquire about repainting, pipeline upgrades, or elevator replacement
- Consider depreciation and resale value
📑 10. Resale Value & Loan Eligibility
- Prefer resale flats in:
- Prime areas like Indiranagar, Jayanagar, HSR, Whitefield, Yelahanka, etc.
- Gated communities with amenities
- Banks may hesitate to finance very old properties — check loan eligibility in advance.