Property & Land
Commonly searched as: Jaidad o Arazi / Property Sale, Rent, Hiba & Registry Guide Pakistan
Practical legal standards and procedural requirements for real estate ownership, conveyance, and leasing across Pakistan. Covers residential and commercial Tenancy Agreements (Kirayanama), Agreement to Sell (بیعانہ اقرار نامہ), Gift Deeds (Hiba Nama), e-Stamp duty calculations, and Sub-Registrar biometric registration.
1. What is this Document?
Real estate transactions in Pakistan are governed by the Transfer of Property Act 1882, the Registration Act 1908, and provincial stamp acts. Any conveyance, sale, gift (Hiba), mortgage, or long-term lease of immovable property requires title verification through Punjab Land Records Authority (PLRA / Arazi Record Center), execution on e-Stamp paper based on official Deputy Commissioner (DC) valuation tables, and compulsory registration before the Sub-Registrar.
2. When is this Document Used?
- Executing an Agreement to Sell (معاہدہ بیع / بیعانہ) when purchasing residential houses, commercial plots, or agricultural acreage
- Executing a lawful Gift Deed (ہبہ نامہ) transferring title of property between lawful blood relations without monetary consideration
- Leasing residential houses, commercial plazas, or industrial warehouses under the Punjab Rented Premises Act 2009
- Transferring mutation (Intiqal) and ownership registry before the Sub-Registrar and Arazi Record Center
3. Who Needs It & What is Required?
Required Information
- Full names, CNIC numbers, father names, and addresses of Seller (First Party) and Buyer (Second Party)
- Complete property description (Plot/House No., Street, Mauza, Khasra, Khewat, Khatooni, Tehsil, and District)
- Total agreed sale price (Consideration Amount in PKR), earnest money advance paid, and deadline for balance payment
- Clear undertaking regarding clearance of all utility dues (LESCO/SNGPL/WASA), property taxes, and freedom from encumbrances
- Names, CNICs, and signatures of at least two independent adult Pakistani witnesses
Supporting Documents Needed
- Original CNIC copies of Seller, Purchaser, and two attesting witnesses
- Certified Fard Malkiat (Baraye Baie / Verification) issued by Arazi Record Center (PLRA) or Sub-Registrar record
- Previous title deeds (Original Registry, Allotment Letter, Transfer Letter, or Inheritance Intiqal)
- Non-Judicial e-Stamp Paper (PKR 1,200 for Agreement to Sell; ad-valorem 1% - 3% for Conveyance Deed) via Challan 32-A
- No-Objection Certificate (NOC) and tax clearance receipts from local municipal authority or housing scheme
4. Step-by-Step Official Procedure
Title Verification & Fard Issuance
Verify the seller undisputed title at the Arazi Record Center (PLRA) or relevant development authority (LDA/CDA/DHA) and obtain an official Fard Malkiat Baraye Baie.
Draft Agreement to Sell on ClicknDocs
Draft the bilingual Urdu/English Agreement to Sell (بیعانہ اقرار نامہ) with strict default clauses, payment milestones, and vacant possession delivery timelines.
Generate BOP e-Stamp Paper via 32-A Challan
Generate the 32-A Challan at es.punjab.gov.pk. Deposit the required stamp duty at Bank of Punjab counter to obtain certified green security paper.
Execution & Payment of Earnest Money
Sign the deed, affix thumb impressions in indelible ink, and witness the transfer of pay order / cheque in presence of attesting witnesses.
Final Conveyance Deed & Sub-Registrar Registration
Upon balance payment, execute the final Sale Deed (بیع نامہ) before the Sub-Registrar. Complete biometric verification to secure registered ownership title and mutation (Intiqal).
5. Official Fees & Timelines
Frequently Asked Questions
Does an Agreement to Sell (Bayana) transfer legal ownership of a property?
No. An Agreement to Sell is merely an executory contract binding the parties to transfer title in the future; it does not confer legal ownership. Lawful proprietary title is only transferred upon execution and registration of the final Sale Deed (بیع نامہ) or official transfer mutation (Intiqal) before the Sub-Registrar / PLRA.
Can a seller back out after accepting earnest money (Bayana)?
If the seller defaults, the buyer can file a Suit for Specific Performance of Contract in the Civil Court under the Specific Relief Act 1877 to compel the seller to execute the deed or seek penalty damages stipulated in the agreement.
What is a Hiba Deed (ہبہ نامہ) and does it require Sub-Registrar registration?
A Hiba Deed is a gift of immovable property executed in favor of legal blood relations (parents, children, spouse, siblings). While oral gifts with declaration, acceptance, and delivery of possession are recognized under Muslim law, executing a registered Hiba Deed before the Sub-Registrar on e-Stamp paper is critical to prevent future inheritance disputes.