Important things to know before buying a resale flat in Bangalore

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.