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# Karnataka Estate Guide

Complete legal reference for Islamic estate execution in Karnataka. Covers stamp duty, registration, court fees, documentation, and step-by-step timelines.

Bengaluru

Capital

12.9%

Muslim Population

## Stamp Duty Rates

Last updated: March 2026

Instrument | Rate | Notes
--- | --- | ---
Will Registration | Flat ₹200 | Nominal fee under Karnataka Stamp Act, Article 64
Sale Deed (Property Transfer) | 5% of property value (2% for women) | Reduced rate for first-time women buyers on properties up to ₹45 lakhs
Gift Deed | 5% of guidance value | ₹1,000 flat for gifts between close family members (spouse, children)
Power of Attorney | ₹500 (general) | ₹200 if given to close relatives for property management
Affidavit | ₹20 | Flat rate for non-judicial stamp paper

## Registration Process

1

Draft the will in English or Kannada on plain paper. Stamp paper is not legally required for wills but is recommended for additional evidentiary weight.

2

The testator signs the will on every page in the presence of two competent witnesses who also sign every page.

3

Visit the jurisdictional Sub-Registrar office or use the Kaveri 2.0 online appointment system for slot booking.

4

Submit the original will along with two photocopies, Aadhaar and PAN of testator and witnesses, passport photographs, and the registration fee.

5

The Sub-Registrar verifies identity of the testator and witnesses, records biometric data, photographs all parties, and records video statements.

6

The registered will is scanned, digitized, and stored in the state's Kaveri database. A registration receipt with unique document number is issued.

7

The original will is returned to the testator. A certified copy can be obtained from any Sub-Registrar office in Karnataka through the Kaveri portal.

Sub-Registrar Information

Sub-Registrar's Office under the Department of Stamps and Registration, Government of Karnataka. Online appointment booking via Kaveri 2.0: kaverionline.karnataka.gov.in.

Fees

Registration fee of ₹250 plus stamp duty of ₹200. Document scanning charges of ₹30 per page. Total approximately ₹450 for standard will registration.

## Court Fees

Probate

Ad valorem: 2% of estate value up to ₹1 lakh, then 1% on the remaining value. Minimum court fee of ₹500. Maximum capped at ₹75,000.

Letters of Administration

Same fee structure as probate. Required when the deceased dies intestate or the executor named in the will is unable or unwilling to act.

Succession Certificate

Ad valorem: 3% of the value of movable property covered by the certificate. Issued by the District Court under Section 372 of the Indian Succession Act.

## Required Documents

### Original Will (stamped & signed)

Required

The original stamped and signed will of the deceased with witness signatures. Photocopies are not accepted by most Sub-Registrar offices.

### Death Certificate of Testator

Required

Death certificate issued by the municipal corporation or gram panchayat. Must be an original or certified copy from the issuing authority.

### Aadhaar Card of Executor

Required

Valid Aadhaar card of the appointed executor or administrator for identity verification at all government offices.

### PAN Card of Executor

Required

PAN card of the executor, required for estates exceeding the income tax threshold and for property mutation processes.

### Property Title Documents

Required

Original title deeds, sale deeds, gift deeds, or khata/patta extracts for all immovable properties mentioned in the will.

### Aadhaar/ID Proof of All Heirs

Required

Aadhaar cards or other valid government-issued photo ID of every heir and beneficiary named in the will.

### Encumbrance Certificate (EC)

Required

EC for all immovable properties for the last 13 years, obtained from the Sub-Registrar office where the property is registered.

### Witness ID Proofs

Required

Photo ID proofs of the two attesting witnesses who were present at the time the will was signed.

### No Objection Certificates from Heirs

Optional

NOCs from all legal heirs consenting to the distribution as outlined in the will. Notarized affidavits are preferred by courts.

### Succession Certificate

Optional

Succession certificate from the District Court, required for movable property (bank accounts, shares, FDs) if the institution demands it.

### Khata Extract and Tax Paid Receipt

Required

Khata certificate and latest property tax receipt from BBMP (Bengaluru), or the relevant municipal body (CMC/TMC) for properties outside Bengaluru.

### Kaveri 2.0 Property Registration Extract

Optional

Digitized property registration extract from the Kaveri online portal for verification of the complete title chain.

## Execution Timeline

1

### Obtain Death Certificate

1-2 weeks

Apply at the municipal corporation (BBMP for Bengaluru) or gram panchayat. BBMP typically issues within 7 working days.

2

### Locate and Verify Original Will

1-3 days

Retrieve from the Kaveri portal (if registered), or from the testator's personal records or advocate.

3

### Notify All Legal Heirs

1-2 weeks

Formally notify all heirs and beneficiaries named in the will. Send notices by registered post or email with delivery acknowledgment.

4

### Obtain Legal Heir Certificate

2-4 weeks

Apply at the Tahsildar's office or through the Atalji Janasnehi Kendra (Bengaluru). Requires death certificate and two witnesses.

5

### Apply for Succession Certificate (if needed)

3-6 months

File petition in the District Court if banks or financial institutions require it for movable asset claims.

6

### Property Mutation (Khata Transfer)

4-8 weeks

Apply for khata transfer at BBMP or the relevant municipal body with the will, death certificate, legal heir certificate, and property documents.

7

### Bank Account Claims

2-6 weeks

Submit death certificate, will, succession certificate (if required), and KYC documents to each bank for account transfer or closure.

8

### Share and Demat Account Transmission

4-8 weeks

Submit transmission request to the depository participant with death certificate, will, and succession certificate.

9

### Income Tax Clearance

2-4 weeks

File the final income tax return of the deceased and obtain tax clearance certificate if applicable.

10

### Final Shariah Distribution

1-2 weeks

Distribute assets to heirs per the Shariah-compliant shares calculated in the will, with proper receipts and documentation.

## Key Legislation

### Muslim Personal Law (Shariat) Application Act, 1937

Section 2

Mandates that Muslim personal law applies to intestate succession, wills (wasiyyah), gifts (hiba), and waqf for Indian Muslims.

### Indian Succession Act, 1925

Sections 57-74

Governs testamentary succession for Muslims. Section 59 sets testamentary capacity; Section 63 prescribes execution formalities; Section 213 exempts Muslim wills from mandatory probate.

### Registration Act, 1908

Section 18

Will registration is optional but highly recommended. Section 18 permits voluntary registration at the Sub-Registrar office, providing stronger evidentiary value.

### Indian Stamp Act, 1899

Schedule I, Article 64

Prescribes stamp duty for wills. Most states charge a nominal flat fee for will registration, though property transfer instruments attract ad valorem duty.

### Transfer of Property Act, 1882

Sections 5, 122-129

Governs transfer of property by act of parties. Relevant for gift deeds (hiba) and bequests (wasiyyah) involving immovable property.

### Karnataka Stamp Act, 1957

Schedule, Article 64

Prescribes stamp duty for wills and other instruments in Karnataka. Will registration attracts a flat ₹200 duty.

### Karnataka Court Fees and Suits Valuation Act, 1958

Schedule I

Governs court fees for probate, letters of administration, and succession certificate petitions filed in Karnataka courts.

### Karnataka Land Reforms Act, 1961

Section 80

Imposes restrictions on transfer of agricultural land. Tenancy and ceiling provisions may affect the transferability of agricultural holdings through succession.

## Common Pitfalls

Failing to update the will after purchasing new property in Bengaluru's rapidly growing IT corridors (Whitefield, Sarjapur, Electronic City), leaving significant assets unaccounted for.

Not registering the will — while legally not mandatory, unregistered wills face greater scrutiny in Karnataka courts and are more easily contested by disgruntled heirs.

Ignoring ESOP and RSU vesting schedules, which are common in Bengaluru's IT/startup workforce and require specific documentation for transmission to heirs.

Assuming joint property with non-Muslim co-owners follows Muslim personal law — Karnataka's property laws apply to joint ownership regardless of religion.

Not obtaining separate NOCs from each heir, especially when family members are spread across Bengaluru, Mysuru, the Gulf countries, and other states.

## Pro Tips

Register your will through the Kaveri 2.0 portal for faster processing and a digitized record that can be verified at any Sub-Registrar office in Karnataka.

For Bengaluru properties, ensure the khata is in the testator's name, that A-khata conversion (if applicable) is complete, and all property tax is paid up to date.

Include specific details for ESOPs, RSUs, vested stock options, and digital assets — Bengaluru's tech workforce often has significant wealth in unvested equity.

Consider registering the will in both English and Kannada to avoid translation disputes during court proceedings.

Maintain a separate sealed envelope listing all bank account details, demat account numbers, insurance policy numbers, and digital asset credentials.

For agricultural land in Karnataka, verify whether it falls under Section 80 of the Karnataka Land Reforms Act — tenancy restrictions may affect transferability.

## Related State Guides

KL

### Kerala

Thiruvananthapuram

Muslim Pop: 26.6% (2011 Census)

TN

### Tamil Nadu

Chennai

Muslim Pop: 5.9% (2011 Census)

MH

### Maharashtra

Mumbai

Muslim Pop: 11.5% (2011 Census)

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