Property fraud is one of the most common and costly disputes in Pakistan. Forged fards, fake allotment files, double sales and outright qabza (illegal occupation) trap thousands of buyers every year. The good news is that almost every scam is defeated by the same thing - careful document verification before you hand over money. This guide walks through exactly what to check, which office to check it at, and the governing law behind each step. If anything looks off, stop and get advice from a property lawyer before you sign.
Why verification matters
Under the Registration Act 1908 and the Transfer of Property Act 1882, a sale of immovable property worth more than PKR 100 must be made by a registered instrument. A file, a photocopy, an affidavit, or even a general power of attorney does not transfer legal ownership on its own. Buyers who rely on unregistered papers often discover, too late, that the seller was never the lawful owner - or had already sold the same plot to someone else. Worse, buying a disputed property can drag you into litigation or expose you to the Illegal Dispossession Act 2005, which punishes unlawful occupation with up to ten years imprisonment and a fine.
The core documents to demand
Ask the seller for every document below and refuse to proceed until each is produced and checked against an independent source:
| Document | What it proves | Where to verify |
|---|---|---|
| Fard-e-Malkiat (register of rights) | Current ownership, area, khasra/khewat, charges | Arazi Record Centre / PLRA / Board of Revenue |
| Registered sale deed (prior) | How the seller acquired title | Sub-registrar office |
| Mutation / intiqal record | Ownership change entered in revenue record | Patwari / Arazi Record Centre |
| NOC & approved layout | Legal, approved, non-disputed scheme | Development authority (CDA, LDA, DHA, etc.) |
| Allotment / transfer letter | Title for society and authority plots | Society or authority office |
| Tax & utility clearance | No outstanding dues or arrears | Excise & Taxation / utility company |
For a deeper look at any single document, see our guides on the fard land record, the mutation (intiqal) process, and sale deed clauses and registration.
Verifying the title and fard
The fard is the backbone of rural and much urban land ownership in Pakistan. It records the owner's name, the khewat (ownership holding), khasra (plot survey) numbers, the area, and any noted charge such as a mortgage. Do three things:
- Get a fresh fard - dated within days of your purchase, not an old copy the seller hands you.
- Match the CNIC - the recorded owner's name and father's name must match the seller's original CNIC exactly.
- Trace the chain - follow the prior sale deed and mutation entries so the title runs cleanly to the current seller with no gaps or overlapping claims.
For society and development-authority plots there is no revenue fard; ownership sits in the allotment or transfer letter and the authority's own record. Verify that letter directly with the authority - never rely on the seller's photocopy. Learn how to read the jamabandi register of rights and how the sub-registrar registry works.
Checking records online
Digitisation has made a first-pass check far easier, though online records are a screen, not a substitute for certified documents:
| Province / area | Portal or body | Search by |
|---|---|---|
| Punjab | PLRA - punjab-zameen.gov.pk | CNIC, khewat or khasra number |
| Sindh | Board of Revenue - sindhzameen.gos.pk | CNIC or owner name |
| KP | Board of Revenue land record portal | CNIC / khasra (where digitised) |
| Societies | CDA, LDA, DHA and authority offices | Plot / membership number |
Warning: Fraudsters produce fake portals and doctored screenshots. Type the official web address yourself, and always confirm the online result against a certified fard issued at the Arazi Record Centre. See our step-by-step guide to verifying land ownership online.
NOC, encumbrances and clearances
A clean title is worth little if the property carries hidden liabilities. Run these three checks:
- NOC verification - for scheme and society plots, confirm the development authority has approved the layout and issued a genuine No Objection Certificate. Unapproved or illegal schemes cannot be lawfully transferred and are prime targets for demolition.
- Encumbrance check - ask the sub-registrar office whether any mortgage, lien or charge is registered against the property, and check the fard for a noted charge. A bank loan against the plot must be cleared before transfer.
- No Demand Certificate - obtain confirmation from the society or authority that no dues, development charges or membership arrears are outstanding.
Also confirm there is no pending litigation - a suit for specific performance, a partition dispute, or an inheritance claim can freeze a property for years. Read more on common property scams and how to prevent them.
Buyer's verification checklist
Work through this before any payment. If you cannot tick every box, do not sign.
| Step | Check | Status |
|---|---|---|
| 1 | Fresh fard obtained and owner name matches seller CNIC | Must pass |
| 2 | Prior registered sale deed and mutation chain traced | Must pass |
| 3 | NOC and approved layout confirmed with authority | Must pass |
| 4 | Encumbrance / mortgage / lien check clear | Must pass |
| 5 | Tax, utility and society dues cleared | Confirm |
| 6 | Physical site boundaries match the documents | Confirm |
| 7 | Stamp duty and registration fee budgeted | Confirm |
Registration costs and timeline
Once the title is verified, transfer happens through a registered sale deed and mutation. Exact rates vary by province, district and the property's assessed value, so treat the figures below as typical ranges and confirm current rates with the relevant sub-registrar or on our fee calculator.
| Item | Typical basis | Notes |
|---|---|---|
| Stamp duty | % of value (Stamp Act 1899) | Varies by province - confirm district rate |
| Registration fee | % or fixed slab | Paid at sub-registrar office |
| Capital value tax | % of value (where applicable) | Applies in some jurisdictions |
| Mutation fee | Fixed / nominal | Paid at Arazi Record Centre |
| Timeline | Days to a few weeks | Faster where records are digitised |
For the full breakdown, see our guides to stamp duty across the provinces and property registration fees. The complete conveyancing journey is covered in our property transfer, registry and mutation guide.
Frequently asked questions
What is a fard and why does it matter?
A fard (fard-e-malkiat) is the official register of rights showing the current owner, khasra and khewat numbers, area and any charge. Always obtain a fresh copy to confirm the seller truly owns the land.
How do I check an encumbrance or mortgage?
Ask the sub-registrar office for a title/encumbrance search and inspect the fard for a noted charge. For society plots, obtain a No Demand Certificate from the authority.
Can I verify ownership online?
Yes in many areas - Punjab via punjab-zameen.gov.pk and Sindh via sindhzameen.gos.pk. Treat online results as a first screen and confirm with a certified fard.
Is a registered sale deed compulsory?
Yes. Under the Registration Act 1908, sale of immovable property over PKR 100 needs a registered instrument. Files, affidavits and powers of attorney do not transfer title.
What if I discover the property is disputed?
Stop the transaction immediately and consult a property lawyer. Buying disputed or grabbed land can pull you into litigation under the Illegal Dispossession Act 2005 and the general civil courts.