Documentation + legal for NRIs in Bangalore.

Title checks, power of attorney, mutation, due diligence. We run the paperwork and the courthouse trips you cannot make from another country. On-ground in Bangalore. Khata transfer and bifurcation are the two paperwork traps. We close both before they cost you a sale.

What is documentation + legal for NRIs?

NRI property documentation and legal services cover the verification, drafting, registration, and record-update work that an owner abroad cannot complete without a person standing in the right office on the right day.

Indian property paperwork rewards one thing above all: the person standing in the right office, on the right day, with the right file. From four thousand kilometres away, that person cannot be you. And the gap between what you own and what you can prove you own is where NRI property disputes are born.

The patterns repeat. You inherit a flat and the khata or patta still carries your father's name. A buyer asks for an encumbrance certificate and you do not know which office issues it. The power of attorney you signed five years ago has quietly expired and a sale is now stuck behind it. A neighbour claims an easement and the original deed is in a drawer you cannot reach.

We put a qualified property lawyer on every file and a team on the ground in your city. We trace the chain of title and confirm it is clean before you act. We run encumbrance and litigation searches at the registrar and the court, so a hidden loan or a pending case surfaces before it surprises you. We draft a power of attorney scoped to your property and your action, not a one-size template, and guide it through attestation at your nearest consulate.

Standard work runs on a fixed fee, so you are never watching an hourly meter. Title checks, mutation, and power of attorney each have a known price. Stamp duty, registration, and court fees are statutory and pass through at actuals. For complex litigation or disputed title we co-counsel with senior advocates and quote the project upfront.

Your originals never leave your hands. We hold certified copies and high-resolution scans in a document vault you reach from any timezone, so the next time a bank, a buyer, or a court asks for proof, the answer is already filed. This is the difference between owning a property and being able to defend it.

Bangalore documentation rules every NRI owner should know

Owning a Bangalore flat from abroad now turns on one record: the e-khata. Since October 2024 the city runs property registration on the digital khata, and an owner who never digitized finds out at the worst moment. We hold the whole document file for your property, run the e-khata conversion, and keep every record in a vault you open from anywhere.

e-Khata gates every registration. Since 1 October 2024, BBMP requires an e-khata for property registration within its limits. Sale, transfer, and registration run on the digital record. We convert your khata and file it before you need it, not during a stalled sale.
A khata is not a title, and A khata is not B khata. The khata records you for tax and civic purposes; it is not proof of ownership on its own. A B khata flags a property outside full regularization and narrows your options on loans and resale. We tell you in writing which you hold and what it means, with no sugarcoating.
Agreements and deeds run on e-stamp and Kaveri. Karnataka issues stamp paper through SHCIL e-stamping, and registrations run through the Kaveri portal. We e-stamp agreements, pull the encumbrance certificate, and keep the sale deed, khata, and tax receipts in one place.

What's included

Title verification: We trace the chain of ownership and confirm the title is clean before you act.
Power of attorney drafting: Drafted, vetted, and guided through attestation at your nearest consulate.
Due diligence: Approvals, dues, and disputes checked before you buy, sell, or let.
Mutation + records: We update municipal and revenue records so the property reads in the right name.
Encumbrance + litigation checks: We surface any loan, lien, or case attached to the property before it surprises you.
Document vault: Every deed, receipt, and certificate scanned and stored in your dashboard.

How it works

Day 1 — Share the property + scope: Documents you have, the action you need (verify, transfer, file).
Week 1 — Title + encumbrance check: We pull records from registrar, revenue, and court searches.
Week 2 — Lawyer review: A qualified property lawyer reviews and writes the opinion.
On approval — File or register: Draft, attest, file, or register on the ground in your city.

Why 66 MG Road

A qualified property lawyer on every file. Not a junior copying templates.
On-ground in 6 cities. We file at the registrar, not from a laptop.
Encumbrance and litigation checks at every state where records exist.
Power of attorney drafted to the property, not a one-size template.
Document vault. Originals stay with you. Scans stay with us.
Fixed-fee on standard packages. No surprise hourly billing.

66 MG Road vs a typical local broker

66 MG Road	Local lawyer alone
Fixed fee + on-ground filing	Hourly billing, you file yourself
Document vault in your dashboard	Hard copies you cannot reach from abroad
Lawyer + property manager on the file	Lawyer only. You manage logistics
NRI-aware (PoA, consulate attestation)	Generic conveyancing
Multi-city under one record	New lawyer in every city

Quick takeaway

A qualified lawyer reviews every file. We do the on-ground filing.
Fixed fee on standard packages. Stamp duty and court fees at actuals.
Records sit in your dashboard. Originals stay with you.

FAQ

Can you arrange a power of attorney while I am abroad?

Yes. We draft the PoA scoped to the property and action, vet it, and guide you through attestation at your nearest Indian consulate, then register it in India.

Will a qualified lawyer review my documents?

Yes. Legal work is done with a qualified property lawyer admitted in India. We coordinate; they advise and certify.

Can you check if there is a case or loan on my property?

Yes. We run encumbrance and litigation searches at the relevant registrar and court. You get a written opinion before you act.

How long does a title check take?

A standard title check takes 7-10 working days. Complex chains or disputed records take longer; we tell you upfront.

What does a PoA cost end to end?

Drafting and registration in India are at fixed fee. Consulate attestation cost and time vary by country. We tell you the total before you commit.

Will you appear in court for me?

Our partnered lawyer appears as your counsel where the case allows it. For complex litigation we co-counsel with senior advocates.

What is the difference between mutation and registration?

Registration transfers title under the Registration Act. Mutation updates municipal or revenue records so tax and bills issue in the new owner's name. You usually need both.

Do you keep my originals?

No. Originals stay with you. We hold certified copies and high-resolution scans in your dashboard.

Do you actually have a team in Bangalore?

Yes. We have an on-ground team in Bangalore covering Koramangala, Indiranagar, Whitefield, HSR Layout and the surrounding areas. The team works under K-RERA and the Karnataka state framework, and we file at Kaveri Online Services where registration is required.

Which areas in Bangalore do you cover?

We work across Bangalore with concentrated coverage in Koramangala, Indiranagar, Whitefield, HSR Layout, Sarjapur, Jayanagar, JP Nagar. For properties outside these, we deploy on a per-visit basis under the same reporting standard.

What is e-khata and do I need it?

It is the digital khata BBMP requires for property registration since October 2024. If you plan to sell, transfer, or refinance, you need it. We run the conversion.

My property is a B khata. Can you still hold the file and manage it?

Yes. We keep your records in order and manage the property, and we tell you in writing what a B khata means for a future sale.

Can you get me an encumbrance certificate for my Bangalore flat?

Yes. We pull the EC through the Kaveri portal and file it in your vault, and we read it for any charge you did not expect.

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