Bangalore Property Sale With Plan Deviation & Unapproved Additional Floor — What Are My Options?

I ​own an individual residential property in KR Puram, Bangalore, and I’m planning to sell it. I’m trying to understand the legal/documentation situation before approaching buyers.

Property details:

• Site: 50 × 40 ft
• Individual house
• Originally constructed in 2006
• Originally a duplex house
• Construction loan was sanctioned in 2006 for the house
• There was some deviation from the BBMP-approved plan in the original construction
• BWSSB, BESCOM and property-tax records are regular
• A Khata was obtained
• Property tax has been paid regularly

About 2 years ago, I constructed an additional floor. Unfortunately, I did not obtain BBMP plan approval for this additional construction. However:

• BESCOM approval was obtained
• BWSSB approval was obtained
• Property tax has been paid regularly
• The additional floor has been included in the property details/tax records
• I have also obtained an e-Khata, showing the complete property including the additional floor

The current property is approximately G+2:

• Ground floor: duplex house
• Additional floors: one 2-BHK and one 1-BHK

Now I want to sell the property.

My main concern is that buyers may hesitate because the original building had some plan deviation and, more importantly, the additional floor does not have BBMP plan approval.

My questions:

1. What is the best way to regularize or address this situation before selling? Is there currently any legal route in Bangalore to regularize the plan deviation/unapproved additional floor?

2. Since the additional floor is reflected in property tax records and e-Khata, does that provide any protection/validity, or does it have no bearing on whether the construction itself is legally approved?

3. What exactly is the difference between land khata and construction/building khata? If I have an e-Khata from BBMP showing the entire property, is that sufficient for a buyer/bank, or would they still require the sanctioned building plan and completion/occupancy-related documents?

4. If I sell the property in its present condition, what problems could the buyer face with:

   • Home loan approval
   • Registration
   • Future resale
   • BBMP/BDA/BWSSB/BESCOM issues
   • Any demolition/penalty/regularization issues?

5. Would it be better to sell as-is and disclose the deviation clearly, or should I try to resolve the documentation issue first?

6. Since this is an individual property in KR Puram, what type of buyer/broker should I approach? Are there buyers who specifically deal with properties having plan deviations or documentation issues?

7. What are the best platforms in Bangalore to sell an individual residential property like this — 99acres, MagicBricks, NoBroker, Housing, Facebook groups, local brokers, etc.? Any specific recommendations for KR Puram?

8. If anyone has actually sold or purchased a Bangalore property with A Khata/e-Khata but without sanctioned approval for an additional floor, I would really appreciate hearing about your experience.

I have the original documents, tax receipts, khata/e-Khata, BESCOM/BWSSB documents and other property-related records. I’m mainly looking for practical advice on what a buyer/lawyer/bank will actually check and what I should do before putting the property on the market.

Thanks in advance.