Gayathri Sriram, property lawyer in Bengaluru

Areas of practice

• Title checks and written legal opinions on flats, sites and independent houses
• Sale agreements and sale deeds, and gift, release and partition deeds
• e-Khata, khata transfer and B khata to A khata conversion
• Registration at the sub-registrar office, including stamp duty and TDS
• RERA compliance and project due diligence
• Inherited and family property
• Property disputes and civil litigation

Who she works with

New flat buyers, resale flat buyers, site buyers, families with inherited property, NRIs buying in Karnataka, and builders and developers. Properties across Bengaluru city, the outskirts (Anekal, Hoskote, Devanahalli and similar), and the rest of Karnataka.

How a title check works

1. Send the basics on WhatsApp: the property location, the Encumbrance Certificate, the sale agreement or draft sale deed, the title deeds, and the khata or e-Khata.
2. Gayathri looks at the documents, tells you what else she needs, and confirms the fee before any work starts.
3. She traces the title: the current deed and every earlier deed, checking that each transfer connects to the person selling to you.
4. She checks the government records: an Encumbrance Certificate going back at least 30 years, the khata or e-Khata, tax receipts, and for land, the conversion order.
5. She checks the approvals and the seller: layout and building plan approvals, the occupancy certificate for a flat, RERA for a project under construction, and the seller’s identity and the consent of every co-owner or legal heir.
6. You get a written opinion in 3 to 5 working days, in plain English: what is clear, what is missing, and what must be fixed before you pay.

Your bank’s check is not enough

Banks check whether a property is good security for their loan, not whether it is safe for you to buy. So a buyer still needs their own title check.

Guides by Gayathri

• Encumbrance Certificate in Karnataka: how to get it online and read it
• e-Khata in Bengaluru: the complete guide
• Stamp duty and registration charges in Bangalore
• Property document verification checklist

Questions people ask

How long does a title check take?

The written opinion usually takes 3 to 5 working days once all the documents are in.

How much does it cost?

It depends on the property and the documents. Gayathri tells you the fee after a quick look at your papers, before any work begins.

Do I need a lawyer if my bank has approved the loan?

Yes. The bank checks whether the property is good security for its loan, not whether it is safe for you to buy.

Can you help if I am buying from abroad?

Yes. NRIs can send the documents on WhatsApp or email, and the opinion is shared in writing.