An encumbrance certificate (EC) is one of the first documents a lawyer asks for when checking a property in Bangalore. It is a record, issued by the Department of Stamps and Registration, of the registered transactions on a property over a period you choose. Read properly, it tells you whether the seller really owns what they are selling and whether the property is already mortgaged, sold or tied up in another deal. This guide explains what an EC shows, the difference between Form 15 and Form 16, how to get one in Bangalore, and what an EC does not tell you.
What an Encumbrance Certificate Shows
An EC lists every document registered against a property, identified by its survey number, site number or property number, for the period you ask for. For each document it usually shows the type of transaction (sale, mortgage, gift, partition, lease, release), the date of registration, the parties, the document number and the Sub-Registrar office where it was registered.
For a buyer, the EC helps answer three questions. Does the chain of ownership on the EC match the chain of title deeds the seller has given you? Is there a mortgage or loan that has not been cleared? And has the property, or part of it, been sold or agreed to be sold to someone else?
Form 15 and Form 16: What Is the Difference?
In Karnataka the EC is issued in one of two forms:
- Form 15 is issued when there are registered transactions on the property during the period searched. It lists each of them.
- Form 16 is a “nil encumbrance” certificate. It is issued when no registered transaction is found for the period.
A Form 15 is not bad news in itself. Every sale deed in the title chain will appear on it. What matters is whether each entry is explained by the documents you have, and whether any mortgage on it has been released by a registered release deed.
How Many Years Should You Check?
For a thorough title check in Bangalore, lawyers usually look at an EC covering at least the last 30 years, along with the title deeds for the same period. For a flat in a new project, the EC should cover the land on which the project stands, the joint development agreement with the landowners, and the sale of your undivided share. Where the land was agricultural until recently, the EC should be read alongside the revenue records, such as the RTC (pahani) and mutation records.
How to Get an EC in Bangalore
You can apply for an EC online through the Kaveri Online Services portal of the Department of Stamps and Registration. After you register and log in, you search by district, Sub-Registrar office and property details, pay the fee online and download a digitally signed EC. Records from the period when the department went digital are available online. For older periods, you may need to apply at the Sub-Registrar office for a manual search.
Make sure you search using every property identifier that has been used over the years. Bangalore properties often have an old survey number, a layout site number, a new municipal number and a PID. A search under one number alone can miss transactions recorded under another.
What an EC Does Not Show
An EC is useful, but it is not a full title check. It only shows documents that were registered. It will not show:
- Unregistered agreements of sale, unregistered general powers of attorney or oral family arrangements.
- Most pending court cases, unless an order or attachment has been registered.
- Unpaid property tax, utility dues or society maintenance.
- Rights of heirs who never signed a document, such as a daughter whose share was ignored.
- Defects in building approvals, khata or land conversion.
That is why a lawyer reads the EC together with the title deeds, khata or e-Khata, tax receipts, approvals and a search of court records. Our property document verification checklist sets out the full list.
Red Flags on an Encumbrance Certificate
- A mortgage to a bank or lender with no registered release deed after it.
- A sale or agreement to someone other than the person now selling to you.
- Gaps in the chain, where the seller’s predecessor does not appear on the EC at all.
- A general power of attorney or agreement of sale registered recently, suggesting another buyer is already involved.
- Different areas or boundaries from those in the seller’s title deed.
Frequently Asked Questions
Is an encumbrance certificate enough to buy a property?
No. An EC only shows registered transactions. A lawyer still needs to check the title deeds, khata, approvals, tax records and court records before you buy.
Can I get an EC online in Bangalore?
Yes. Apply through the Kaveri Online Services portal, pay online and download a digitally signed certificate. For older periods, you may need to apply at the Sub-Registrar office.
Does a Form 15 EC mean there is a problem?
Not necessarily. Form 15 simply lists registered transactions, including normal sales. A lawyer checks whether each entry is explained and whether any mortgage has been released.
Will an EC show a pending court case?
Usually not, unless an order or attachment has been registered. A separate search of court records is needed.
About this guide: Prepared by the Best Property & Civil Lawyers in Bangalore editorial team from the relevant statutes, court judgments and official Karnataka sources, and reviewed in November 2026. Fees and procedures change – confirm current figures before acting. This is general information, not legal advice. Read our editorial policy.
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