When a person dies in Pakistan, their property passes to legal heirs under the Succession Act 1925 and Islamic shares — but heirs must formally establish their right (through a succession certificate or NADRA succession process) and then update the land record before they can legally sell or use the property. Families who delay this for years often find the property encroached or deadlocked, so start early.
Who inherits, and how much
• You cannot fully disinherit children; heirs’ mandatory shares are protected.
• A will (wasiyat) can cover only up to one-third of the estate and cannot override mandatory heir shares without unanimous consent.
• Non-Muslim inheritance is governed by relevant personal laws (e.g. Hindu, Christian succession law).
The document that proves your right
To claim inheritance you generally need a Succession Certificate / Wirasatnama issued by the civil court, or in many 2026 cases a NADRA Succession Certificate through NADRA’s Succession Facilitation Units — which has streamlined the process considerably.
Step-by-step: transferring inherited property in 2026
- Obtain the death certificate of the deceased.
- Identify all legal heirs and their Sharia shares.
- Apply for the succession certificate — via the civil court or NADRA’s succession unit.
- Biometrics + public notice — heirs provide fingerprints; a public notice invites objections.
- Certificate issued — if no valid objection, the succession certificate/decree is issued.
- Update the land-revenue record — take the certificate to the Arazi Record Center; the Revenue Officer verifies heirs and updates the Fard.
- Mutation completed — heirs are entered as owners
Overseas heirs (2026)
Heirs in the UK, USA, UAE and elsewhere can complete biometrics via the Pak-ID mobile app or a Pakistani consulate — there is no longer a mandatory requirement to fly back to Pakistan for this step.
Common pitfalls
• Selling a “deceased file” before proper succession — always verify.
• Ignoring a female heir’s share (a frequent source of litigation).
• Forgetting to update NADRA and land records after the certificate is issued.
Frequently Asked Questions
What is a succession certificate in Pakistan?
A court- or NADRA-issued document that legally recognises the heirs of a deceased person so they can claim and transfer the estate.
Can I be disinherited by a will in Pakistan?
A Muslim will can dispose of only up to one-third of the estate and cannot remove a mandatory heir’s share without all heirs’ consent.
Do overseas heirs need to come to Pakistan?
Not for biometrics — these can now be done through the Pak-ID app or a Pakistani consulate.
How are inheritance shares calculated?
For Muslims, according to Sharia shares under the Succession Act 1925; a family lawyer can calculate each heir’s exact portion.
How long does inheritance transfer take?
It varies with court/NADRA processing, objections and record updates; uncontested cases move faster with complete documents.
Facing a wirasat or inheritance dispute? Saleem & Saleem helps heirs secure succession certificates and update land records.
