In Pakistan, buying property is a two-step legal process. Unfortunately, 60% of property disputes arise because buyers stop after Step 1.
The most common misconception among new investors is that a The Registry (Sale Deed) is the final proof of ownership. It is not. The Registry is merely a contract between a buyer and a seller. The Intiqal (Mutation) is the actual update of the Government's Land Record.
If you have a The Registry but no Intiqal, the previous owner can legally sell your land to someone else.
This guide explains the technical differences between The Registry and Intiqal, the role of the Patwari vs. PLRA (Arazi Record Center), and how to secure your asset.
To understand the difference instantly, think of it like buying a used car:
A Registry (Baye-Nama) is a legal document executed on judicial stamp paper where the seller transfers the property rights to the buyer.
Intiqal (Transfer) is the process of updating the Revenue Record (jamabandi). It tells the government that the ownership of a specific The Khasra (Land Parcel) has changed from Person A to Person B.
This is the most dangerous trap in the system. When a The Registry is executed, the Sub-Registrar's office records the deed. However, the Sub-Registrar does not automatically update the Land Revenue Record (managed by the The patwari or Arazi Center).
Mr. A sells a plot to Mr. B via Registry. Mr. B goes home happy. Mr. B forgets to get the Intiqal done. In the patwari's record, the land is still owned by Mr. A. Mr. A (being dishonest) obtains a Fard (Ownership Proof) from the patwari which still shows his name and sells the same land to Mr. C via a fresh The Registry. Who owns the land? Legally, courts often favor the party with the Intiqal possession. Mr. B will spend 10 years in civil court fighting for his rights.
Modern real estate in Punjab and Sindh is moving towards digitalization, but the process varies depending on whether you are in a Computerized area or a patwari area.
After getting the original The Registry, you must immediately apply for Mutation.
Surprisingly, not all property transfers require a Registry.
In private housing societies, the Society itself acts as the custodian of records. You do not get a Government The Registry or Intiqal. Instead, you get an Allotment Letter or Transfer Letter from the Society's office.
Risk: The Society effectively owns the master land. Your rights are protected by the Society's bylaws, not directly by the patwari (though societies eventually do bulk mutations).
Under Islamic Law, an oral gift is valid. However, legally recording it via Intiqal is mandatory to prevent future disputes.
When an owner dies, a The Registry is not needed. The heirs simply apply for an Inheritance Mutation (Wirasat Intiqal) by providing the Death Certificate and Family Registration Certificate (FRC) to the Revenue Officer.
In rural areas, some people sell land via Zubani Intiqal (Oral Mutation) without a Registry to save Stamp Duty taxes.
The Trap: The seller tells the patwari to transfer the land. No Registry is written.
The Danger: Courts have repeatedly ruled that a sale worth more than PKR 100 is invalid without a registered instrument (The Registry). If the seller later denies the sale, your Oral Intiqal can be cancelled, and you lose the land.
If you are buying land in Punjab, you can verify the status from home.
For Buyers: Never pay the final token or full payment until you have verified the seller's Fard(Ownership Proof). After the sale, do not rest until the Intiqal reflects your name online.
For Dealers: You are the expert your clients trust. Ensure your back-office team tracks the Registry-to-Intiqal timeline for every deal. Using a system like Aiksol360 ensures no client is left exposed to ownership fraud due to missing paperwork.
Can I skip Intiqal if I have a Registry?
How long does Intiqal take?
Is Registry valid without Intiqal?
Can I verify Intiqal online?