In Karnataka, you get an Encumbrance Certificate (EC) online through the Kaveri Online Services portal of the registration department. Register or log in, choose Encumbrance Certificate, search by property details or party name, set the period, pay, e-sign with Aadhaar OTP, and download the digitally signed EC. The EC lists registered transactions on the property for that period.
Last updated: 6 November 2026
In short
- Apply on Kaveri Online Services: https://kaveri.karnataka.gov.in/landing-page. The request goes to the Sub-Registrar's office, which issues the signed EC.
- The department's fee page lists Rs 35 for the first year searched and Rs 10 for every further year.
- You choose the period. The EC covers only those years.
- An EC shows registered transactions such as sales and mortgages. It does not prove title.
- Most errors come from a wrong village, taluk, survey number or name spelling.
What an Encumbrance Certificate is
An EC is a record from the registration department. The Kaveri citizen manual describes it as a record of registered transactions over a property. It covers the period you choose. Typical entries are sale deeds, mortgages, gift deeds, partition deeds and releases.
A buyer or bank uses the EC to see whether the property has been sold or mortgaged and whether a loan was released. If no registered transaction exists in the period, people call it a "nil" EC.
What the EC shows and does not show
| The EC shows | The EC does not show |
|---|---|
| Registered sales, gifts, partitions | Unregistered agreements or oral arrangements |
| Registered mortgages and their release | A mortgage by deposit of title deeds, if no document was registered |
| Registered Power of Attorney, where recorded | Court cases or injunctions |
| Parties and document dates | Whether the seller actually has title |
| Entries only for the period you chose | Revenue record errors or mutation status |
| Entries for the property details you searched | Transactions recorded under other details, if you searched the wrong location or number |
An EC is one part of a title check. Read it with the sale deed, the khata and the revenue record. See our guide on e-Khata in Bengaluru.
How to get an EC online in Karnataka
The steps below follow the Kaveri 2.0 citizen user manual published by the Inspector General of Registration. The portal layout can change, so follow the labels you see on screen.
- Open https://kaveri.karnataka.gov.in/landing-page.
- First time: click Register and enter your details. The portal sends an auto-generated password to your mobile number or email. Then log in.
- Choose the Encumbrance Certificate service.
- Keep ready the property details (PID, survey number, site number, assessment number or khata number) and your Aadhaar number. The manual says e-sign is mandatory, so Aadhaar is needed.
- Search by property number, or by party name. For a name search, select district, taluk, hobli and village.
- Enter the period you want covered.
- Pay online. The FAQ lists net banking, debit or credit card, and UPI.
- E-sign with your Aadhaar number and the OTP sent to your registered mobile.
- The e-signed application goes to the Sub-Registrar's office. Track it from your dashboard.
- When it is ready, click "Download Signed EC" on the dashboard.
We could not confirm an official processing time, so this page states none.
Forms and fees
The Kaveri 2.0 citizen manual says the EC application is made in Form 22. The e-signed application you download after e-sign is that Form 22.
The certificate itself is issued in Form 15 or Form 16, depending on whether entries are found. Official sources number these the opposite way round: a Karnataka High Court judgment (1999) says Form 15 has entries and Form 16 has none, while the current Kaveri manual says the reverse. Do not rely on the form number. Read the entries.
The department's EC and CC fee page lists:
| Item | Fee |
|---|---|
| General search, first year | Rs 35 |
| Every other year | Rs 10 |
Confirm the amount shown on Kaveri before you pay.
Which period should you search?
The period is your choice, and it matters. The table below is common practice, not an official rule.
| Situation | Suggested period |
|---|---|
| Buying a property with a long history | At least 30 years if records allow |
| Checking a seller's recent loans | At least the period since the seller bought |
| Checking only since the last purchase | From the date of the seller's purchase deed |
| Bank or lawyer request | The period stated in the bank's or lawyer's instruction |
Banks and lawyers often ask for a 30-year search. Older entries may not all be online. Ask the Sub-Registrar's office how to search older years.
For the report lawyers prepare from these records, read the title search report guide.
Common errors and how to avoid them
- Wrong village, hobli or taluk. The search then runs on the wrong record. Check the names against the sale deed.
- Wrong survey or site number. Copy it from the sale deed schedule. Check for old and new numbers.
- Name spelling. Party-name searches can return broad or partial results. Try spelling variants.
- Short period. A short search can miss an old mortgage. Choose a period that covers the full chain.
- Reading only the last entry. A clean last entry does not prove a clean history. A mortgage may appear without a release entry. Read every entry.
- Open charge found. Ask the seller for the closing letter or release deed. Do not pay the balance until the record shows the release.
- Assuming "nil" means safe. A nil EC only means no registered transaction was found for the details and period searched.
Next steps after the EC
- Match parties, dates and extent with the registered sale deed.
- Check the khata. See e-Khata Bengaluru.
- For land, check the RTC and mutation on Bhoomi. See buying a plot in Karnataka.
- For flats, follow the flat buying checklist for Bangalore.
LegiScore creates an AI property title and risk report, rated AAA to C, for buyers, lawyers and banks. See the property buyers page.
This page is general information, not legal advice. A local advocate should confirm the steps, forms and fees before you rely on them.
Frequently Asked Questions
Where do I apply for an EC online in Karnataka?
Apply on the Kaveri Online Services portal of the Karnataka Department of Stamps and Registration at https://kaveri.karnataka.gov.in/landing-page. The application goes to the Sub-Registrar's office, which issues the digitally signed EC.
How much does an EC cost in Karnataka?
The department's fee page lists Rs 35 for the first year searched and Rs 10 for each further year. Check the amount on the portal before you pay.
Which form is used for an EC in Karnataka?
The Kaveri citizen manual says you apply in Form 22. The certificate is issued in Form 15 or Form 16 depending on whether entries are found, but official sources number these differently, so read the entries.
What period should an EC cover?
You choose the period. Banks and lawyers often ask for 30 years. Use at least the period since the seller's purchase, and longer for a full chain.
Does an EC prove who owns the property?
No. It lists registered transactions only. Ownership depends on the chain of title, the revenue records and other checks.
What does a nil EC mean?
It means the registry shows no registered transaction for the property details and period you searched. It does not rule out unregistered claims or court cases.
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