For land and houses recorded in the revenue record, three documents matter: the fard (the current record of ownership), the registry (the registered deed of sale, gift or other transfer), and the intiqal or mutation (the entry that changes the owner in the land record). Missing one step is how many families end up with a property still in a deceased relative's or a seller's name years later.
What's included
| Task | What it covers |
|---|---|
| Fard | Booking, token, challan and collection at a PLRA Arazi Record Centre (ARC) |
| Record check | Reviewing the fard for owner names, area, khasra and any encumbrance or stay |
| Deed drafting | Sale, gift (hiba) or other deed, prepared by a lawyer or deed writer |
| Registry | Presenting the deed at the Sub-Registrar office |
| Mutation | Entering and attesting the mutation after registry or for oral sale/inheritance |
| Taxes & fees | Calculating and paying mutation fees and FBR taxes through challans |
| Inheritance | Collecting heirs' documents and following the field report |
| Final check | Getting the updated fard showing the new owner |
When you need it
- Buying or selling land or a house in the revenue record.
- Inheriting property after a death in the family.
- Gifting property to a family member.
- Before applying for a loan or building approval that asks for a fard.
- When a court needs a fard for surety.
Step-by-step process
Getting a fard (per PLRA): 1. Book an appointment by calling 042-111222277. 2. Get a token at the ARC. 3. Pay the challan at the bank counter. 4. Collect the fard. Bring a registry copy, mutation copy and valid ID (PLRA FAQs).
PLRA notes a fard's validity is not time-limited, but ownership can change, so get the latest one before any deal.
Registry and mutation: 1. Get a fard from the ARC. 2. Draft the deed and take it to the Sub-Registrar for registration. 3. After registration, the mutation is entered at the ROD branch of the Sub-Registrar office and attested by the Sub-Registrar or ADLR/LRO (PLRA FAQs). 4. Get the updated fard and check the new owner's name and area.
Oral sale mutation (bai zubani): Seller and buyer attend with the registry copy, mutation copy and ID after booking. The service centre enters the mutation and gives a challan and date. On that date, both parties and two witnesses attend, and the ADLR/LRO records statements and passes the mutation.
Inheritance mutation: Any legal heir applies with the death certificate, FRC, affidavit, property details, all heirs' CNICs and an application to the ADLR/LRO. Field revenue staff prepare the family tree (shajra nasab); after their report, the mutation is attested at the ARC.
Approvals and documents in Lahore
- CNICs of all parties (and all heirs for inheritance).
- Latest fard.
- Previous registry and mutation copies.
- Death certificate and NADRA FRC for inheritance.
- Attested power of attorney if someone acts for an owner — PLRA verifies it with the Sub-Registrar.
- Tax challans.
What affects the cost
PLRA lists these on oral sale mutation (PLRA FAQs):
| Item | Rate |
|---|---|
| Mutation fee | 3% |
| District Council fee | 1% |
| FBR advance tax (purchaser) | 2% filer / 7% non-filer |
| FBR gain tax (seller) | 2% filer / 4% non-filer |
Tax rates change with budgets; confirm the current rates before paying. Registry also involves stamp duty and registration fees set by the Punjab government. Other costs: deed drafting, lawyer's fee, and the facilitator's fee.
Questions to ask the provider
- Will you check the fard for stay orders or other claims before we pay anything?
- Who will draft the deed — a lawyer or deed writer?
- What is the total of government fees and taxes, and will every payment be by challan?
- For inheritance, are all heirs included?
- When will I get the updated fard?
Red flags
- Says registry is enough and mutation can wait.
- Leaves out an heir to "make it faster".
- Asks you to pay taxes in cash without a challan.
- Fard details (area, khasra, owner) do not match the deed.
- Will not let you see the record before signing.
FAQs
Fard nikalwana kaise hota hai? Book on 042-111222277, get a token at the ARC, pay the challan at the bank counter and collect it, bringing your ID and registry/mutation copies (PLRA).
What is the difference between registry and intiqal? Registry records the transaction at the Sub-Registrar. Intiqal changes the owner in the land record. You need both.
Do all heirs need to come for inheritance mutation? Any legal heir can apply, but all heirs' CNICs are required and the family tree is verified by field staff.
Does this apply to society files? Many private societies keep their own transfer records. See the society NOC and transfer file guide.
This page is general information; confirm with the relevant authority or a qualified professional before you act.