The Bangalore City Corporation has introduced a special scheme to streamline sanctioning of building plans. The procedure is applicable only for single unit residential buildings comprising ground floor, and ground and first floors (including basement).

A Plan will be sanctioned within 15 days of the application provided all the documents and drawings are found to be in correct order and submitted in the required format duly signed by the person concerned.

Procedures that have to be followed by applicants:

An application form with all the necessary documents should be submitted to the Assistant Executive Engineer (AEE) in charge of the area where the building is going to come up.

Licensed fees and other specified fees should be paid through DD at the jurisdictional AEE’s office. Property tax and charges towards issue of Katha must be paid at the office of Assistant Revenue Officer if the BCC.

The details of the fees must be entered in the acknowledgement form and endorsed while receiving the acknowledgement. The acknowledgement is issued with the seal of the office receiving the application

The acknowledgement will indicate the date on which the site will be inspected by the BCC authorities to process sanction of the building plan. It will also indicate the date by which the plan will be ready for issue.

On the date indicated or thereafter the applicant can receive the sanctioned plan from the office of the AEE concerned. One can also opt to receive it by registered post. Rs. 100 will be charged extra for this service

The office of the AEE will advise the applicant to revise the plan if it is not in order. In case the application for sanction of building is rejected either because of inadequate or incorrect information, or for various other reasons, the fees paid (except license fees) will be refunded through registered post.

The road cutting permission may also be obtained at the time of sanctioning of plan. An application has to be filed separately for this along with the road cutting charges. The application for road cutting permission can also be filed later when the house is nearing completion, and when the service lines for water supply and sewerage, electricity connection etc, are about to be installed.

DOCUMENTS TO BE SUBMITTED ALONG WITH APPLICATION FOR PLAN SANCTION

OBTAINING A BUILDING LICENSE

If you want to put up a building or make some alterations to an existing building, you need to obtain a building license from a competent authority. The authority to be approached will depend on the location of the Property. It could be the Bangalore City Corporation or the City municipal Council. To obtain the building license, you need to make out an application in writing with the plan, all documents, and specified information.

Here is a list of the documents and information you need to furnish:

Title Deed/Possession Certificate: A copy of the title deed or possession certificate of the property, issued by the Bangalore Development Authority (BDA) if the site is a part of the development scheme formed by the BDA, or a part of a private layout.

Property card and latest assessment book extract: A copy of the property card along with the sketch issued by the Department of Survey and Settlement, land records (city survey) and latest assessment book extract issued by the BCC

Tax receipt: The receipt for having paid up-to-date property tax to the BCC must be enclosed.

Previously sanctioned Plan: An attested copy of the previously sanctioned plan is to be enclosed if the application is for addition/alteration/modification to an existing building

Key Plan: A key plan drawn to a scale of not less than 1:10, 000 showing boundary locations of the site with respect to neighbourhood landmarks.

Site Plan: A site plan drawn to a scale of 1:500 for sites of area up to one hectare and 1:100 for sites of area that is more than one hectare should be enclosed.

Building Plan: Building Plan drawn to a scale of not more than 1:100 showing floor plans, sizes of the rooms, ramps, thickness of the walls, ventilation, and other building specifications.

Supervision certificate: a certificate in a specific form undertaking the supervision of the work by a registered architect, engineer, or supervisor should be attached.

APARTMENTS

Though apartments have become very popular, there are certain restrictions on sanctions. The village panchayat is permitted to sanction the construction of the buildings with ground and first floor. The City Municipal Councils may approve the building of ground and three floors, likewise the Bangalore City Corporation, has also some restrictions and beyond certain limits, Town Planning authority has to approve the construction. High rise building need no objection certificate from Airport authorities, Fire Force, Telecom Department, BESCOM, BWSSB. One should also ensure that apartments are constructed as per the approved plans with prescribed setbacks and FAR.

Many builders have tie-up arrangement with financial institutions, which approve the projects after verifying the title of the owner and approved plans. It would be easy to avail of housing finance for purchase of such approved projects. The financial institutions will verify only repaying capacity of the borrower as they have already scrutinized the title and other related documents.

DOCUMENTS REQUIRED TO PURCHASE FLATS ARE AS FOLLOWS:

1. Parent Deed/Origin of Property
2. Document to trace the title of property for the minimum period 43 years
3. Flow of Title (In case of Revenue Property)
    a. Death Certificate
    b. Family Tree
    c. Partition Deed
    d. RTC records
    e. Conversion Order / Conversion charges paid receipt
    f. Relevant mutation records
    g. I.H.C
    h. Other relevant documents
4. Clearance certificate (In case of high rise building) from the below mentioned departments:
    a. Fire Force
    b. Airport Authority
    c. BWSSB
    d. BESCOM
    e. Telecom Department
5. Khata Certificate
6. E.C for the relevant period till date
7. Khata Extract
8. Latest tax paid receipt
9. Sanctioned building plan from the competent authority
10. Commencement certificate
11. Completion certificate
12. Survey map/Village map / Tipny extract / Akar Bandh / Phodi Extract
13. Nil Tenancy certificate
14. Nil acquisition certificate from the competent authority
15. Endorsement from Tahsildar confirming that there is no case pending under Sec.79(a) and (b) of KLR Act
16. I.L & R.R extracts
17. If there is any execution of Power of Attorney, the validity of Power of attorney to be verified.
18. In case of Joint Development agreement, the copy of J Development agreement
19. In case of any Partnership firm/Company coming into picture, below mentioned documents are required:

    A. In case of Partnership firm
    a. Partnership Deed
    b. Acknowledgement of registration of firm
    c. Authorisation letter

    B. In case of Private Limited Company
    a. Memorandum and articles of Association
    b. Certificate of Incorporation
    c. Relevant Resolutions

In addition to the above:

1. Copy of sale agreement is required
2. Specification of building to be verified i.e. the difference between, Carpet
    area, Super built up area and Floor area Ratio
3. Agreement to sell should contain clauses fair to both parties
4. Sale deed to be executed should contain undivided share of he land, building, details of flat, car parking and common     amenities

The document required for purchase of an apartment differs from that of the independent house. The requirement of documents may vary depending upon the nature of the property. It is always advisable to seek the help of an experienced advocate before booking an apartment.