Bengaluru Homebuyers Seek Lokayukta Intervention Over Persistent Land Record Delays
A resident of Bengaluru has taken the unprecedented step of filing a complaint with the Karnataka Lokayukta against the Bruhat Bengaluru Mahanagara Palike (BBMP) for failing to update land ownership records more than 15 years after a legally executed apartment sale. This move has reignited discussions about bureaucratic inertia, alleged corruption, and regulatory gaps that continue to leave many homeowners in legal limbo.
The petition, filed by a resident of Judicial Layout and a member of the Karnataka Home Buyers’ Forum, alleges that despite purchasing a flat in 2009 and registering the sale deed, the BBMP has not reflected the rightful ownership in the land khata records. The complainant, who had applied for the khata certificate and extract in 2023, received documents that still named the previous landowner. This rendered his ownership practically invisible in civic records.
Despite formal applications, written follow-ups, and multiple visits to the BBMP office, the applicant claims that no action was taken for over two years. “I have exhausted all legal and administrative routes. There was no movement from the authorities, only verbal assurances. This delay is not just a technicality—it undermines our basic property rights,” he said.
The matter has now reached the anti-corruption ombudsman, with the Lokayukta expected to investigate whether the delay was due to negligence or a deliberate administrative oversight. The complaint specifically names the former BBMP Chief Commissioner for dereliction of duty. The issue goes beyond a single case. Urban housing experts point out that a significant number of Bengaluru apartment buyers face similar hurdles, where land khatas are not transferred despite the completion of transactions. The problem, experts argue, originates at the level of project-level documentation and regulatory compliance.
According to homebuyer advocacy groups, many developers fail to register the Agreement for Sale (AFS), which documents the buyer’s undivided interest in the land—a prerequisite under Indian property law for any valid transfer. When the AFS is not recorded, even a registered sale deed may not carry legal weight in updating ownership in land records. This loophole allows builders to retain nominal control over the land, often delaying the legal and procedural transition of ownership to the buyer community. Civic officials, meanwhile, often pass the buck, blaming documentation issues for delays in khata updates. The situation creates a climate of ambiguity for homeowners, affecting their ability to secure loans, sell property, or even access basic services.
Legal professionals and veterans in the housing sector are calling for immediate intervention. Some suggest integrating land record updates with the Inspector General of Registration’s database and making the registration of AFS mandatory before granting Occupancy Certificates. Others argue for greater public accountability of civic bodies, including statutory timelines and digital tracking for property-related services.
What remains clear is that Bengaluru’s real estate ecosystem, despite its scale and demand, is operating in a fractured administrative structure—one that erodes trust in urban governance. With the Lokayukta now in the picture, there is cautious optimism among citizens that systemic reforms may follow. But for many, like the complainant, the question remains: how long must a rightful homeowner wait to be recognised by the very institutions meant to protect their property rights?
