Check it yourself · EC
How to get and read an encumbrance certificate yourself
An encumbrance certificate shows the registered history of a property. Reading one is easier than it looks.
An encumbrance certificate (EC) lists the transactions registered against a property, such as sales, gifts and mortgages, for the period you ask about. In Karnataka it is issued by the Department of Stamps and Registration, and you can apply online through Kaveri online services.
There are two forms. Form 15 lists the registered transactions found in the period. Form 16 is a nil certificate, saying none were found.
A safety habit: search for the portal by name and check that the address ends in .gov.in before you type anything. Never use a link sent to you on WhatsApp or by an agent to check that agent’s own project.
Step 1
Collect the property details
From the title deed, note the district, the sub-registrar office, the village, and the survey or property number. An EC search runs on these details, so copy them exactly.
Step 2
Apply on Kaveri online services
Search for “Kaveri online services Karnataka” and open the government site. Create a login, choose the encumbrance certificate service, enter the property details and the period, and pay the fee shown.
Step 3
Choose a long enough period
Ask your lawyer and your bank how many years they want covered. A longer period shows more of the history. Most buyers request it from well before the current owner acquired the land.
Step 4
Read every entry
On a Form 15, each line shows the date, the document number, the type of transaction and the parties. Check that the chain of sales matches the title deeds you were given, and that the seller appears as the last owner.
Step 5
Look for mortgages and their release
A mortgage entry is normal, especially for a project with a construction loan. What matters is that it is released, or that the bank’s no-objection letter for your unit is in place, before your sale deed is registered.
FAQ
Questions buyers ask
Does a Form 16 mean the property is safe?
It means no registered transaction was found in that period for those details. It does not show unregistered claims, court cases or tax dues, and a wrong survey number gives a misleading result. Your lawyer’s title check covers the rest.
How far back should the EC go?
There is no single legal number. Lenders and lawyers set their own requirement, often covering several decades. Ask both before you apply so you only pay once.
Why does the EC show the builder’s loan?
Builders often take a project loan secured on the land. That is common. Make sure your unit is released from it, through the lender’s no-objection letter, before your sale deed is registered.
Will I need an EC again later?
Yes. Banks ask for one when you take or move a home loan, and buyers ask for one when you sell. After registration, a fresh EC should show your purchase.
Found something that does not match?
Ask the Reeva team. We will explain what it means, and for our own project we will show you every paper.