To transfer property in Pakistan you complete two separate steps: registration of the deed (registry / sale deed) before the Sub-Registrar, and then mutation (intiqal) to update the government’s land-revenue record in the new owner’s name. Registration makes the transaction legal; mutation makes you the recorded owner. Skip the second step and your name never appears in official records — even if you hold the registry.
This guide covers property transfer by sale, gift and inheritance under the Transfer of Property Act 1882, the Registration Act 1908 and provincial land-revenue law, with 2026 procedures.
The four legal ways to transfer property
Sale (Bai) — the most common; documented by a Sale Deed (Bai Nama).
Gift (Hiba) — transfer without payment under Islamic law; a written, witnessed, registered gift deed is safest.
Inheritance (Wirasat) — property passes to legal heirs under the Succession Act 1925 and Sharia shares.
Partition — co-owners divide jointly owned property.
Registry vs mutation (intiqal) — the difference that trips people up
• Registry / Sale Deed: the legal instrument recording the transaction, executed before the Sub-Registrar.
• Mutation (Intiqal): the revenue-record update at the Arazi Record Center / Patwari that puts the new owner’s name into the record of rights (Fard).
Registration completes the transaction; mutation completes the ownership record. You need both.
Step-by-step: transferring property by sale
- Verify the title — obtain the current Fard-e-Malkiat; for unregistered property check an unbroken 15-year title chain.
- Clear dues — settle taxes, bills, and obtain the No Demand Certificate (NDC) / NOC where applicable.
- Prepare the Sale Deed (Bai Nama) on correct stamp paper.
- Pay applicable taxes — stamp duty, capital value tax and any district/council fee (rates vary).
- Execute before the Sub-Registrar — both parties and two witnesses sign; the deed is registered.
- Apply for mutation (intiqal) at the Arazi Record Center / Patwari.
- Take possession — ideally documented with a possession letter.
2026 rule changes to know
Provinces have tightened transparency: in Punjab the buyer’s name and CNIC must appear on the Fard Baraye Bay, biometric verification is standard at Arazi Record Centers, and oral/undocumented transfers are being phased out in favour of registered deeds with digital trails to curb fraud.
Frequently Asked Questions
What is the difference between registry and intiqal in Pakistan?
Registry (the registered deed) legalises the transaction before the Sub-Registrar; intiqal (mutation) updates the land-revenue record so the new owner’s name is officially entered.
Is mutation compulsory after buying property?
Yes. Without mutation your name will not appear in the official revenue record, even if you hold the registered deed.
Can property be transferred as a gift without payment?
Yes, through a Hiba (gift) — best documented as a written, witnessed and registered gift deed.
What taxes apply on property transfer in Pakistan?
Typically stamp duty, capital value tax and a district/council fee; exact rates depend on province, property type and filer status.
How do I verify a property before buying?
Obtain the current Fard-e-Malkiat, confirm clear title, check for encumbrances and dues, and get legal help before signing.
Buying, selling or inheriting property? Saleem & Saleem advises on title verification, deeds and mutation across Pakistan.
