How to transfer property from husband to wife after death? It's a BBMP property in Bangalore

Death of your husband can be devastating and on top of it, figuring out the documents & transferring the property can be complex affair.

I have seen many wives struggling to understand the property transfer after the death of husband. They are often tricked by relatives and close family members.

Since you are here, we are going to explain the detailed procedure to transfer the property from deceased husband to wife.

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To transfer the property from deceased husband to wife, we need to obtain two important documents, They are,

1. Family Tree certificate from Revenue Department
2. Khata Transfer from deceased Husband to Wife

Let us set the context based on a real example:

Mr.Nagarajan is the husband of Mrs.Nagammal

On 26–05–2014, Mr. Nagarajan and Mrs.Nagammal jointly purchased 3BHK flat in Kattriguppa, Bangalore. We encircled the owners' names in below sale deed

On 03–03–2016, Mr Nagarajan and Mrs Nagammal obtained joint khata from BBMP. Refer to below Khata certificate & extract

Owners have been paying property tax regularly, Below is the current financial year tax receipt (2022–23)

On 07–10–2021, Mr Nagarajan died in a Hospital. Refer to below death certificate.

We followed below steps to obtain Family Tree Certificate from Revenue Department

Step 1: We need the following documents to apply for Family Tree Certificate.

• Family Tree Affidavit (shared the image below)
• Family members Aadhaar
• Death Certificate (shared the image above)
• Tax paid receipt (shared the image above)

Step 2: We made the below family Tree Affidavit on non-judicial e-stamp paper. Notarized the affidavit from notary public near my place

Step 3: We applied the Family Tree certificate on NadaKacheri website https://nadakacheri.karnataka.gov.in/ajsk

Step 4: The family tree was ready for download within 15 working days. Below is the image of Family Tree Certificate from Revenue Department

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We followed below steps to transfer khata from deceased husband to wife:

Step 1: We need following documents for BBMP Khata Transfer

• Registered Sale Deed (Shared the image above)
• Khata (shared the image above)
• Tax paid receipt (shared the image above)
• Family Tree certificate from Revenue Department (shared the image above)
• No Objection certificate from Family members (shared the images below)
• Applicant Aadhaar (wife’s aadhaar)
• Mobile number should linked with aadhaar for e-sign

Step 2: Open Sakala Online Services. Login Page looks like below image

If you haven’t registered on Sakala Online Services, click on this link to register

We require name, Gender, Email ID and mobile number to register on Sakala Online Services. (It's free to register).

User name is your email ID and password comes to your register mobile number. Login using your username and password. The home page looks like below image

Step 3: In Menu, click on Application.

In dropdown, click on Online Application Form. Refer to below image in circle

Step 4: The Application Form consists of following questions.

Below, we provided the detailed procedure to fill the application form.

• Applicant Type: Single
• Service Applied for Khata: Transfer
• Application Type: Citizen
• In Who`s Name is the Khatha Currently Registered in BBMP Records: Type the current owner name of property. As per our example, late Mr.NAGARAJAN AND Mrs. NAGAMMAL are current owner so we typed NAGARAJAN AND NAGAMMAL
• In Who`s Name is the Khatha to be Transferred(As In Aadhaar): Type your name, name should be as in aaddhar. We typed NAGAMMAL
• Allotment No. in case the Property is allotted by BDA/KHB/Other Govt. authority: Type sale deed registration Number. (you can find 5 digit number in your registered sale deed, refer to arrow mark in below image)

• ID Type: Click on PID
• PID /Khatha No: Type your PID number mentioned in tax paid receipt. Refer to below image in circle to find PID No.

• SAS Zone: BBMP has eight SAS zone, they are

1. Bommanahalli
2. Dasarahalli
3. East
4. Mahadevapura
5. Rajarajeshwari Nagar
6. South
7. West
8. Yelahanka

Your property should come under any one of these SAS zones. You can find the SAS zone at schedule section of sale deed or simple google search works or skip to next step which is Ward No/Name. You have to locate your ward number by going through each SAS zone until finding your ward number. (Time-consuming but possible)

• Ward No/Name: Select the ward number from the dropdown list. (Find your ward number in tax receipt. In the below image, we circled the ward number)

• House/Flat/Site No: Type your property number
• Stage/Cross/Main Road: Type your block name or street name or cross name
• Stage/Phase/Extn: Type stage or phase or extension of your property
• Area/Locality/Sector: Type your village or area name
• Landmark: Type nearest landmark of property or type apartment name
• PIN Code of Property: Type pin code of the property
• Property Type: There are eleven property types and listed below for your reference. Your property type should be mentioned in schedule section of sale Deed.

(If your property is located in an apartment, select Approved building plan (In case of apartment) from dropdown list (10th in the list))

1. BDA Allotted
2. KHB Allotted
3. Slum development board allotted
4. Rajiv Gandhi rural housing corp allotted
5. KIADB Allotted
6. KSSIDC Allotted
7. Revenue pockets
8. Gramathana
9. Approved layout plan (in case of site)
10. Approved building plan (In case of apartment)
11. Through Relinquishment deed or Govt notification

• Property Status: Property status is in three types, they are

1. Apartment
2. Individual building
3. Vacant land

Your property should come under anyone of the above status. hence select your property status from above list

• Measurement Unit: We have options to select measurement unit as Sq.ft/Acre/Sq.m. Select the unit either in square feet, Acre or Square Meter
• Super Built-Up Area(in sq.ft) : Type your super buildup area. (Find the super buildup area in schedule section of sale deed, refer to below image in circle)

• Are you the first buyer of the flat?: Select No
• Whether seller has the Khata in his name?: Select Yes
• Applicant's Postal Address: Type your postal address
• Mobile No: Type your mobile number
• Email ID: Type your email id

The filled application form looks like below image

Click on the “Next”

Step 5: Reference number will be generated for your application

• In Reference No: Select your name from dropdown list
• How did you get this Property?: Select “Through Inheritance or Deceased Khata (No Will) from dropdown list
• Previous Title Deed Or Possession Certificate in case of allotment by a Govt Agency: Upload the scan copy of registered sale deed acquired by deceased husband
• Tax Paid Receipt (for Current Year): Upload the current financial year tax paid receipt
• Original Death Certificate of the Khathadar (in case of deceased legal heirs include their original death certificate(s)): Upload the death certificate of deceased husband
• Encumbrance certificate (Form – 15) from date of previous sale deed or Possession Certificate to the Current Date: upload FORM 15 Encumbrance Certificate (EC).

(Extract the FORM 15 EC in sub-registrar office, EC extract date should be from the date of sale deed registration to current date. The EC looks like below image)

• Family tree issued by the Competent Authority and NOC from family members (In case of unregistered will): We merged family tree certificate and NOCs from children. Uploaded the merged pdf

(In our context: Mr Nagarajan and Mrs Nagammal have two adult children, we received NOC from both children that children have no objection to transfer the property to mother. Below are the images of NOCs)

• Seller Khata certificate: Uploaded deceased husband’s Khata

(In our context: Nagarajan and Nagammal are joint owners and have joint khata which we shared images above, we uploaded the joint Khata)

Below is the image of uploaded documents

Click on “Submit”

Step 6: E-Sign the application through Aadhaar-based OTP. Refer to below image

Below image is the OTP received to mobile number liked with aadhaar

Type the OTP and click on “Submit”.

Step 7: The application acknowledgment generated, Refer to below image

Step 8: In 20 days of submitting above application, we received approval SMS from BBMP. Refer to below image

Step 9: We visited the nearest Bangaloreone Centre and paid the government fee of Rs. 635

Below is the image of payment receipt

Step 10: In 5 days of above payment, we received a call from BBMP office to collect the Khata

In the below khata, deceased husband's name is eliminated, only wife’s name Mrs Nagammal is mentioned. we encircled the name in below image.

Now, Nagammal is the absolute sole owner of the property. This completes the procedure to transfer the property from deceased husband to wife.

NOTE:

• The property transfer procedure is same if the property is jointly owned with husband or solely owned by husband
• The above procedure is applicable if there is no WILL written by husband, If WILL is written, the property goes directly to the person whom he favour in WILL.

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