Registry vs Intiqal in Pakistan, Key Differences

A registry is the registered sale deed. It proves you bought the property. Intiqal (mutation) is the entry that puts your name in the government land record in place of the seller's. You need both. In Punjab the registry comes first, and PLRA will not record a sale mutation until the registry is done.

Registry vs intiqal at a glance

Short version: the registry is your proof of purchase. The intiqal is the government's proof that you are the owner.

Which comes first?

The registry. Under the sale rules Punjab introduced in January 2026, as reported by Raabty, a sale must be made through a registered deed. Verbal and plain stamp-paper agreements are not enough, and PLRA will not record a mutation until the registry is complete.

After registration, the data passes to PLRA. According to PakEra, in "online mouzas" the mutation is approved at the same time as the registry. Elsewhere it is entered separately, usually at an Arazi Record Centre.

Inheritance is the exception. An inheritance mutation does not need a registry.

Why you need both

• Registry only: the record may still show the seller. This can block a resale or a bank loan.

• Intiqal only: you lack the registered deed that shows how you got the property. This is risky in a dispute.

How a purchase works in Punjab

1. Verify. Get the seller's latest fard from an Arazi Record Centre or online. Check for loans, court cases and co-owners.

2. Agree in writing. Put the price, payment schedule and handover date on paper.

3. Pay through the portal. Pay stamp duty, registration fee and FBR advance taxes using the challans the system generates.

4. File the e-registration request on the PLRA portal with buyer, seller, witness and property details.

5. Appear before the Sub-Registrar with original CNICs. Biometric verification is taken.

6. Collect the registered deed.

7. Follow the mutation. The Assistant Director Land Records checks the registry copy and approves it. Then collect the new fard.

Steps differ in other provinces and in housing societies. Confirm locally.

How to confirm your intiqal is done

• Get a fresh fard (ordinary or express) and check that your name, CNIC and share are correct.

• If the seller's name still shows after the registry, ask the Arazi Record Centre for the status of your mutation. Keep your registry copy and receipts with you.

• Do not pay a second time for the same mutation. Ask for a receipt.

Costs in Punjab (FY2026-27)

PLRA revised its service fees in July 2026, as reported by Profit (Pakistan Today):

Stamp duty is notified separately by the Punjab Board of Revenue. FBR advance taxes (sections 236C and 236K) depend on filer status and property value. Use the amounts on your challan.

Documents usually needed

• Original CNICs of buyer, seller and witnesses

• Seller's latest fard

• Paid challans (stamp duty, fees, FBR taxes)

• Registered deed, for the mutation

• Verified power of attorney, if someone acts for you

Housing societies and authorities

Societies often run their own transfer process, and PLRA lists a Rs3,000 per-transaction charge for housing societies and development authorities. Ask in writing:

• Is the land officially approved and recorded?

• Will the registry and mutation be in my name, and who completes them?

• How long will it take?

A society transfer letter does not replace the government record.

Common mistakes

Frequently Asked Questions 

Is registry the same as intiqal?
No. The registry is the registered sale deed. Intiqal is the change of owner's name in the revenue record.

Which comes first?
The registry. In Punjab, PLRA will not record a sale mutation until it is done.

Is a registry enough to prove ownership?
It is strong proof of the sale. Your ownership is better protected when the land record also shows your name.

Can I sell without intiqal?
It causes problems. Buyers and banks usually want the record in your name.

How much does intiqal cost in Punjab?
Ordinary mutation is Rs1,200 and express is Rs11,200, per PLRA's July 2026 fee revision.

Does inheritance need a registry?
No. Inheritance is handled through an inheritance mutation.