KEY TAKEAWAYS
- An encumbrance certificate (EC) lists the registered transactions on a property over a period: sales, mortgages, gifts, leases and court attachments that were registered.
- In Karnataka, Form 15 lists the transactions found; Form 16 is a nil EC, meaning nothing was registered in that period.
- Check a long period, ideally 30 years for land and older properties. Banks and lawyers often ask for at least 13 to 15 years.
- An EC does not show unregistered agreements, disputes that were never registered, or boundary problems. It is one check among several.
- Get it from the state's Kaveri registration system for records from April 2004 onwards; older records come from the sub-registrar.
If you are buying property in Bengaluru, your lawyer and your bank will both ask for an encumbrance certificate. Many buyers download one, see their seller's name on it, and move on.
The EC deserves more attention than that. Read properly, it tells you who has owned the property, whether it is mortgaged, and whether anything has been registered against it that the seller has not mentioned. Here is what it is, how to read it, and its limits.
What 'Encumbrance' Means
An encumbrance is any claim or liability attached to a property: a mortgage to a bank, a lien, a lease, an attachment by a court, or an earlier sale. The encumbrance certificate is an extract from the registration records that lists the registered transactions affecting a property over the period you ask for.
Form 15 and Form 16
| Form | What it means | What it shows |
|---|---|---|
| Form 15 | Transactions were found in the period searched | Each registered document: type of deed, document number, date, parties and value |
| Form 16 | Nil encumbrance: no registered transactions found in the period searched | A statement that nothing was found |
A Form 16 is not automatically good news. If you know the property was bought during the period, a nil EC means the search was set up wrongly, for example with the wrong survey number or sub-registrar office. Investigate before relying on it.
What to Look For on the EC
- The chain of sales: each sale should lead logically to the next, ending with your seller.
- Mortgages: any registered mortgage to a bank, and whether it has been released.
- Other transactions: gifts, partitions, leases, agreements, power of attorney sales.
- Court attachments or orders registered against the property.
- Property description: survey number, property number, area and boundaries matching the sale deed.
- Gaps: periods where ownership changes but no deed appears.
How Many Years Should You Check?
Banks and lawyers commonly ask for at least 13 to 15 years. For land, plots, independent houses and older buildings, 30 years is a better standard, because older claims are often the ones that cause problems later. For a new apartment in a recent project, check at least from the time the developer acquired the land.
What an EC Cannot Tell You
An EC only shows what was registered at the sub-registrar's office. It will not show:
- Unregistered agreements to sell or informal arrangements.
- Disputes or court cases that were never registered against the property.
- Boundary disputes or encroachments.
- Unpaid property tax or utility dues.
- Problems with approvals, conversion or khata.
That is why the EC is one part of due diligence, alongside the title deeds, e-khata, approvals and a lawyer's written opinion. See our document checklist.
Where to Get an EC in Karnataka
Records registered from 1 April 2004 onwards are digitised and available through the state's Kaveri online services. Earlier records need a separate application or a search at the sub-registrar's office. Our step-by-step guide covers getting an EC online through Kaveri.
If the EC shows wrong or missing entries, read how to get EC discrepancies corrected.
When You Will Need an EC
- Buying property, for due diligence and for your bank.
- Taking a loan against property you own.
- Khata applications and transfers.
- Selling, because your buyer's lawyer will ask for it.
- Land and joint development deals, over a long period.
Frequently Asked Questions
What is an encumbrance certificate?
An extract from the registration records listing registered transactions on a property, such as sales, mortgages and leases, over a chosen period.
What is the difference between Form 15 and Form 16?
Form 15 lists the registered transactions found. Form 16 is a nil certificate, meaning no registered transactions were found in the period searched.
How many years of EC do I need?
Banks and lawyers commonly ask for 13 to 15 years. For land and older properties, 30 years is a safer standard.
Does a clean EC mean the title is clear?
No. It only shows registered transactions. Title still needs a lawyer's review of the deeds, approvals and other records.
Where can I get an EC online in Karnataka?
Through the Kaveri online services for records from April 2004 onwards. Older records need a separate application or a visit to the sub-registrar's office.
An EC is quick to obtain and easy to misread. If you would like us to pull a long-period EC and review it with the rest of a property's documents, see our liaison and approvals service or message me on WhatsApp.
Sources
- PropNewz: Encumbrance certificate on Kaveri 2.0, Form 15 and Form 16 (2026)
- Deedwise: Kaveri EC online, Form 15 vs Form 16
- Kaveri Online Services
Last updated Oct 1, 2026. Figures and rules change; check current details with a professional before you act.