How to Register Property in Pakistan – A Step-by-Step Legal Guide

How to Register Property in Pakistan — Step-by-Step Legal Guide

Clear, practical instructions to verify title, draft and register the sale deed, pay applicable taxes and complete mutation so ownership is recorded in your name.

Purchasing property is one of the most important transactions you will make. Proper registration protects your ownership rights and prevents later disputes. This guide walks you through the legal steps to register immovable property in Pakistan — urban or rural — and highlights common pitfalls to avoid.

Before you buy: essential due diligence

Never pay the full price or accept possession without first verifying the seller’s title and the property’s encumbrance status.

• Obtain the Fard / Jamabandi: This is the revenue record showing the recorded owner(s). Check for mutations, shares and restrictions.
• Check registered instruments: Visit the Sub-Registrar to obtain extracts of earlier registered sale deeds, gift deeds, mortgages or other instruments registered against the property.
• Confirm NOCs and society records: For housing-society plots, confirm allotment letters, original allotment plan, NOC and development charge receipts.
• Verify encumbrances: Ensure there are no court attachments, bank mortgages, or municipal liens.

Quick verification tip: Use provincial online land-records portals (where available) to cross-check Fard/Jamabandi and registered deeds before visiting offices. Search for your province's land record portal (e.g., PLRA in Punjab) and request certified copies if possible.

Step 1 — Draft the sale agreement / sale deed

When buyer and seller agree, document terms in a sale agreement (if payment is staged) and then prepare the final sale deed. Key points to record:

• Full names, CNICs and addresses of buyer & seller
• Accurate property description (plot/khasra/khewat number, area)
• Sale consideration and payment schedule
• Warranties of title and representations
• Any conditions (possession date, clearance obligations)

Have a qualified lawyer or licensed deed-writer prepare or review the sale deed to ensure legal language and warranties are correct.

Step 2 — Calculate and pay stamp duty, CVT & registration fees

Taxation and duty rates vary by province and property value. Typical charges include:

Charge	Typical rate / note
Stamp duty	Provincial rate — often a percentage of declared value
Capital Value Tax (CVT) / Sales Tax	May apply on certain transfers — check FBR/provincial rules
Registration fee	Paid to the sub-registrar at time of registration
Withholding tax	May apply to non-filers or property sellers — verify current FBR guidance

Obtain receipts for all payments — these are required for the sub-registrar and for future proof in tax audits.

Step 3 — Execute and register the sale deed at the Sub-Registrar

Registration is the core legal act that transfers ownership. Typical steps:

1. Prepare two original signed sale deed copies on appropriate stamp paper (as per provincial stamp act).
2. Arrange CNICs of buyer, seller and witnesses, and passport-size photographs.
3. Both parties (or their legally authorised representatives with registered PoA) must appear before the Sub-Registrar for identification and signing.
4. Pay the registration fee and present stamp duty receipts.
5. The sub-registrar records the instrument, assigns a registration number and provides a certified copy.

Step 4 — Apply for mutation / intiqal in revenue records

Registration at the sub-registrar does not automatically update revenue records. You must apply for mutation (intiqal) at the local revenue office so the Fard/Jamabandi shows the new owner’s name. Typical mutation process:

• Submit certified copy of registered sale deed to the Patwari/Tehsildar office.
• Complete mutation application and pay fees (provincial).
• Publish notice where required and allow time for objections (varies by district).
• Once verified, obtain an updated Fard/Jamabandi showing the new owner.

Special situations — inheritance, gift, PoA and mortgages

Inheritance (succession): Estate transfers after death may require succession certificates, probate, or a family settlement. Follow local revenue requirements for intiqal in such cases.

Gift deed: Requires registration and must be supported by proper documentation.

Power of Attorney (PoA): If a PoA is used to sign documents, ensure it is registered and specifically authorises property transfer. Verify the PoA has not been revoked.

Mortgaged property: Obtain bank NOC showing the mortgage is released, or ensure the mortgage is discharged at registration.

Common pitfalls & how to avoid them

• Relying on photocopies: Always inspect originals for signatures, stamps and seals.
• Undervalued transactions: Declaring a lower sale price to reduce tax invites problems with tax authorities and future buyers.
• Ignoring litigation & attachments: Check for pending court orders or revenue attachments before finalising.
• Cash-only transactions: Use traceable bank transfers and keep receipts to demonstrate consideration.
• Skipping mutation: Registration without intiqal leaves you vulnerable; always obtain updated revenue records.

Useful online portals by province

• Punjab: Punjab Land Records Authority (PLRA) — check Fard & online services via the provincial portal.
• Sindh: Sindh land record portals and Board of Revenue services.
• Khyber Pakhtunkhwa & Balochistan: Provincial land record/e-governance services — consult local revenue offices for links and certified copies.

Tool you can use: If you want to quickly verify recorded ownership, try the Property Ownership Checker tool available in our Legal Toolkit: Property Ownership Checker (Punjab).

Documents checklist (buyer & seller)

• Original title documents (earlier registered sale deed / gift / settlement)
• Certified copy of Fard/Jamabandi
• CNIC copies of buyer, seller and two witnesses
• Proof of payment (bank transfers, receipts)
• Stamp duty and registration fee receipts
• Power of Attorney (if applicable) — registered copy

If a dispute or fraud is discovered

If you suspect forgery, illegal transfer, or fraud:

1. File a police complaint and an FIR immediately.
2. Consult a property lawyer for injunctions (stay orders) to prevent further transfers.
3. Consider civil suits for declaration and cancellation of instruments, and criminal proceedings for forgery.

Final checklist before you leave the registration office

• Get the certified registered deed copy and registration number.
• Collect stamp duty and registration receipts.
• Ensure you have the sub-registrar’s contact details and case/file reference.
• Apply for mutation immediately and keep proof of application.

Final note: Procedures and fees vary by province and can change. This guide explains the standard legal steps — always verify current rates and specific local procedures with the sub-registrar, revenue office or a qualified property lawyer before completing a transaction.

Disclaimer: This article provides general information and is not a substitute for legal advice. For case-specific guidance, consult a licensed lawyer.

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