Before you pay a token (bayana) on a house, plot or flat in Lahore, someone should confirm that the seller actually owns it, that nothing is pending against it, and that the documents match the property on the ground. That is title and document verification.
What's included
| Check | What the lawyer looks at |
|---|---|
| Ownership chain | Previous registries and mutations back through earlier owners |
| Revenue record | Current fard (record of rights) and mutation history from PLRA |
| Society or authority record | Allotment, transfer letters, NDC or clearance from the society, LDA, DHA or cantonment office |
| Identity match | Seller's CNIC against the record; powers of attorney if someone else is selling |
| Encumbrances | Mortgages, bank liens, stay orders or other charges |
| Litigation | Court cases or disputes on the property where they can be traced |
| Physical match | Khasra or plot number, size and boundaries compared with the site |
| Approvals | For built property, approved building plan and completion status where relevant |
| Written opinion | A short report on title, risks and what must be fixed before payment |
When you need it
- Before paying any token or signing an agreement to sell
- Before a bank or family member lends against a property
- When buying through a power of attorney holder
- When inheriting property and you want to know what is actually on record
- Before buying a "file" in a new housing scheme
Step-by-step process
- Collect copies from the seller. CNIC, registry or transfer documents, fard, allotment letter, society dues receipts, approved map if built.
- Lawyer reviews the papers. Gaps and inconsistencies are listed.
- Records searched. The lawyer or their clerk obtains a current fard and mutation copies from PLRA, or a verification from the society or authority.
- Chain of title traced. Earlier transfers are checked for gaps such as missing inheritance mutations.
- Encumbrance and litigation checks. Bank charges, stay orders and known disputes.
- Site visit if needed. To match plot number, size and boundaries.
- Written opinion. Clear, conditional or not recommended, with reasons.
- Fix list. What the seller must provide or correct before you pay.
Documents and offices involved
- PLRA holds revenue records for many areas of Lahore. Fees for FY2026-27 include Rs900 for an ordinary copy and Rs4,000 for an express copy of a fard, mutation or girdawari, and Rs1,000 per successful bank verification of land records (Profit, July 2026).
- Housing societies, LDA schemes and DHA keep their own membership and transfer records. Ask the society or authority how to verify a file and what letters they issue.
- Sub-registrar office holds registered deeds; certified copies of a registered deed are among PLRA's listed services (same source).
What affects the cost
Lawyers usually charge a fixed fee for verification. There is no standard published fee, so ask for a written quote. It depends on:
- Type of property: revenue land and older properties with long ownership chains take more work than a society file
- Number of past transfers to trace
- Whether a site visit is included
- Urgency: express copies cost more in government fees
- Out-of-pocket costs: copies, bank verification and travel, charged at actual
Questions to ask the lawyer
- Which records will you check, and at which offices?
- How far back will you trace the ownership chain?
- Will I get a written opinion, and how long will it take?
- Is a site visit included?
- What exactly is your fee, and what government charges will be added?
- If the seller is using a power of attorney, how will you verify it?
Red flags
- The seller refuses to give copies before you pay a token
- Pressure to pay quickly "because another buyer is waiting"
- Documents in the name of someone other than the seller, with no clear authority
- Fard or society record showing a different size or owner
- A verifier who gives only a verbal "all clear" with no written note
FAQs
Is a fard enough to confirm ownership? A fard shows the current revenue record but not always the full story. Lawyers also trace mutations and registries and check for disputes. For society properties, the society's own record matters most.
How long does verification take? It depends on how quickly records can be obtained and how many transfers need tracing. Ask for a written timeline; express copies can speed up PLRA records.
Can verification guarantee there is no problem? No check can rule out every risk, such as an unrecorded private arrangement, but a proper verification greatly reduces it and gives you documented grounds if something goes wrong.
Should the buyer or the seller pay for verification? Usually the buyer, because it protects the buyer. You can negotiate otherwise.
This page is general information; confirm with the relevant authority or a qualified professional before you act.