How to Verify Land Record Online in Pakistan
How to Verify Land Record Online in Pakistan
Verifying a land record before buying, selling, transferring, or dealing with property is an important step in Pakistan. Land records contain information about ownership, land area, location, mutations, and other revenue details. In many areas, government departments have introduced online systems that allow citizens to search or verify land information without visiting a traditional Patwari office for every basic inquiry.
However, there is no single online land-record portal that covers every property in all provinces of Pakistan. Land administration is mainly handled through provincial revenue departments and land-record authorities. The online procedure therefore depends on whether the property is located in Punjab, Sindh, Khyber Pakhtunkhwa, Balochistan, or another administrative area.
Punjab has a well-developed computerized land-record system managed by the Punjab Land Records Authority (PLRA). The official system provides online Fard services and allows users to verify Fard and mutation information. PLRA also provides registry verification and other digital property services.
Sindh also has an official Board of Revenue land-record portal. Citizens can search certain land records by CNIC or name, and the system provides access to information such as Village Forms, Property Registers, Ruled Cards, Deh Maps, and other revenue records. The Sindh portal specifically states that information available through its public search facility is for information purposes and does not have legal validity. For official certified documents, users are directed to the relevant Revenue Service Center.
Khyber Pakhtunkhwa has also computerized land records through its Revenue & Estate Department. Its official portal provides online Fard services and information about Service Delivery Centers.
This guide explains how to verify land records online in Pakistan, what information you may need, how to check ownership records, how to verify a Fard or mutation, and what additional checks should be performed before purchasing property.
What Is a Land Record?
A land record is an official record maintained by the relevant government revenue authority showing information about land and its ownership or possession.
Depending on the province and type of property, a land record may contain information such as:
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Owner's name
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CNIC-related information where available
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District
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Tehsil
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Mauza or village
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Khewat number
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Khatooni number
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Khasra number
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Land area
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Nature or classification of land
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Mutation information
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Transfer history
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Revenue information
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Registry-related information
The exact information available online depends on the province, record type, and digitization status of the relevant area.
Why Should You Verify a Land Record?
Land-record verification can help a buyer identify discrepancies before entering into a property transaction.
It may help you check whether the name of the person claiming ownership corresponds with the available government record. It can also help identify differences in land area, location, ownership information, or mutation history.
Before purchasing land, you should consider checking:
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Ownership information
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Fard
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Mutation or Intiqal
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Registry
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Khasra details
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Khewat and Khatooni information
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Land area
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Seller's identity
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Previous transaction information
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Possible court disputes
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Mortgage or other claims
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Relevant housing society or development authority records
Online verification should be treated as an important preliminary check rather than a complete legal title investigation.
How to Verify Land Record Online in Punjab
Punjab has an official computerized land-record system operated by the Punjab Land Records Authority.
The official PLRA system provides online Fard services and other land-related services. PLRA describes Fard as an official document containing information about land, including area, location, and ownership details.
Step 1: Open the Official Punjab Land Record Portal
Use the official Punjab land-record system rather than an unofficial website or social-media page.
The official online Fard system provides access to land-record services.
Step 2: Start the Fard Process
Follow the instructions provided by the official system for obtaining an online Fard.
You may need property information and identification details depending on the service and record available.
PLRA states that property details such as Khewat, Khasra, or Registry information may be required for obtaining a Fard.
Step 3: Check the Ownership Information
After obtaining the relevant record, carefully check:
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Owner's name
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Land area
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Location
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Relevant land numbers
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Record status
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Other available ownership information
Compare the information with the seller's documents.
Step 4: Verify the Fard
Punjab's official verification portal provides a specific facility for verifying Fard and mutation records.
The verification system asks for the Fard ID and verification code appearing on the relevant document.
This is particularly useful when someone gives you a printed or digital Fard and you want to confirm that it corresponds with the official computerized record.
How to Verify Mutation or Intiqal in Punjab
Mutation, commonly known as Intiqal, records a change or entry relating to rights in land.
If a seller says that land was recently transferred into their name, do not rely only on a sale agreement or verbal statement.
Check the relevant mutation record.
The PLRA verification facility provides options for verifying both Fard and Intiqal.
Check whether:
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The mutation exists
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The relevant parties are correctly identified
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The land details match
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The area matches
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The transaction information is consistent
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The current ownership information corresponds with the seller's claim
If the information does not match, obtain clarification from the relevant land-record authority before proceeding.
How to Verify Registry Information in Punjab
A registry is another important part of a property transaction.
Punjab's computerized land-record system also provides an online registry-verification facility. The official verification information can include district, tehsil, mauza, registry type, registry number, book number, status, entry date, decision date, transferred area, and valuation-related information.
When checking a registry, compare the available information with the documents provided by the seller.
Important details to compare include:
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District
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Tehsil
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Mauza
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Registry number
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Registry type
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Transferred area
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Dates
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Status
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Names of relevant parties
How to Verify Land Record Online in Sindh
Sindh has an official Board of Revenue land-record portal known as Sindh Zameen.
The portal provides public land-record searches by name and CNIC. It includes records such as Village Form 7-A, Village Form 7-B, Village Form 2, Ruled Cards, Property Registers, archived microfilmed records, and Deh Maps.
Search by CNIC
The Sindh portal provides a search facility where a user can enter a CNIC/NIC without dashes and complete the required verification code.
Search by Name
The portal also provides a search-by-name facility. It asks for the full name, with the system indicating a minimum of two words.
Important Sindh Verification Warning
The Sindh Board of Revenue clearly states that information available through the public search portal is for information purposes and carries no legal validity. It also states that data is updated periodically and advises citizens to visit the nearest Revenue Service Center for official certified documents.
Therefore, an online result should not automatically be treated as a certified ownership document.
The Sindh FAQ also explains that limited information is displayed online for privacy reasons and that complete information can be obtained from the relevant Peoples Service Center.
How to Verify Land Record Online in Khyber Pakhtunkhwa
Khyber Pakhtunkhwa has digitized land-record services through the Revenue & Estate Department and Directorate of Land Records.
The official KP Revenue portal provides an online Fard service and information about Service Delivery Centers.
The department explains that Service Delivery Centers replace the conventional land-record process with a computerized system. The system supports services including Fard and computerized land records.
KP has also introduced digital initiatives involving e-registration, GIS-based land information, and computerized land records.
When verifying property in KP, use the official Revenue & Estate Department services applicable to the district where the property is located.
What About Balochistan?
Land records in Balochistan are administered through the relevant provincial revenue authorities and local land-record offices.
The availability of online services can vary by area and by the stage of digitization. Therefore, users should confirm the current online facility through the official provincial revenue authority rather than relying on third-party websites.
If a complete online record is not available, obtain the relevant certified land record through the appropriate revenue office.
Information You May Need for Online Verification
The information required depends on the province and service.
You may need some combination of:
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CNIC number
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Owner's full name
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District
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Tehsil
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Mauza
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Village
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Khewat number
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Khatooni number
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Khasra number
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Registry number
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Fard ID
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Verification code
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Mutation or Intiqal details
Keep the original property documents available while conducting an online search.
How to Check Whether Seller's Information Matches the Land Record
Suppose someone is selling you agricultural land or another property.
First, obtain the seller's identification information and property documents.
Then compare the seller's name with the available government land record.
Next, compare:
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Land location
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Khasra number
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Khewat number
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Khatooni number
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Total area
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Seller's name
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Ownership share
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Mutation details
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Registry information
If any important information differs, do not assume that it is simply a typing mistake. Ask the relevant land-record authority to clarify the discrepancy.
Can Online Land Record Verification Prove Complete Ownership?
Not necessarily.
An online land-record search can provide valuable information, but property ownership involves more than simply matching a name on a computer screen.
For a significant property transaction, additional checks may be necessary.
These can include:
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Certified Fard
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Certified mutation
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Registry
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Previous title documents
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Court case search
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Mortgage or loan-related checks
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Relevant development authority records
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Housing society records
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Physical inspection
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Identity verification
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Verification of possession
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Verification of land boundaries
A lawyer or qualified property professional can also help review the title documents before a major transaction.
Difference Between Fard, Registry and Mutation
These documents should not be treated as interchangeable.
Fard
Fard is a land-record document containing ownership and property information. PLRA describes it as an official document providing details about land including area, location, and ownership.
Registry
A registry is associated with the registration of a property transaction or deed. In Punjab, registry information can be checked through the relevant computerized verification facility.
Mutation or Intiqal
Mutation records an entry relating to a change in rights or ownership in the revenue record.
For a property purchase, checking only one of these documents may not provide the complete picture.
How to Avoid Fake Land Documents
Property fraud can involve forged documents, incorrect land numbers, fake ownership claims, or altered copies.
Some basic precautions include:
Never rely only on a photocopy provided by the seller.
Verify the relevant document through the official government system where online verification is available.
Check the Fard ID and verification code where applicable.
Compare the Fard with mutation and registry information.
Check the seller's CNIC and identity.
Confirm the land location physically.
Check whether the area mentioned in the documents corresponds with the actual property.
Obtain certified documents from the relevant authority when required.
Do not make a major payment simply because an online screenshot appears genuine.
What to Do If Online Land Record Information Is Wrong
If you discover an error in a computerized land record, contact the relevant provincial land-record or revenue authority.
Do not attempt to modify government records through unofficial agents or websites.
In Sindh, the official FAQ provides guidance for reporting errors and directs users toward the relevant support channels and service centers.
In Punjab, citizens can use PLRA service centers and official support channels for land-record-related issues. PLRA also provides Arazi Record Centers for land services.
Is Online Land Record Verification Free?
The answer depends on the province and the particular service.
Some public searches may be available without a service fee, while obtaining an official Fard, certified document, certificate, or other service may involve applicable charges.
Do not assume that every online land-record service is free.
Always check the current fee information on the official provincial portal before making payment.
Important Safety Tips
Use only official government websites.
Do not share your CNIC, OTP, password, or other sensitive information with unknown websites.
Check the website domain carefully before entering personal information.
Avoid unofficial mobile applications claiming to provide government land records.
Do not rely on screenshots supplied through WhatsApp.
Verify important documents through the official verification facility.
Obtain certified copies when a legal transaction requires them.
Keep copies of all documents and payment records.
Final Checklist Before Buying Land
Before purchasing land in Pakistan, consider completing the following checks:
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Verify the seller's identity.
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Check the official land record.
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Obtain a current Fard where applicable.
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Verify mutation or Intiqal.
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Check registry information.
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Compare land area.
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Compare Khasra information.
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Compare Khewat and Khatooni information.
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Check the seller's ownership share.
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Verify the physical location.
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Check the boundaries.
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Investigate possible disputes.
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Check relevant society or authority records.
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Confirm that the documents are consistent.
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Obtain certified documents before completing a major transaction.
Conclusion
Verifying a land record online can make property checking easier and can help identify inconsistencies before a transaction. However, the procedure is different across Pakistan because land records are managed through provincial systems.
Punjab provides extensive digital land-record services through PLRA, including online Fard, Fard and mutation verification, and registry verification.
Sindh provides public land-record searches through the Board of Revenue's Sindh Zameen portal, including searches by CNIC and name, but the department warns that public online information does not have legal validity and directs users to Revenue Service Centers for certified documents.
Khyber Pakhtunkhwa also provides computerized land-record services, including online Fard facilities and Service Delivery Centers.
For an important property transaction, online verification should be combined with certified documents, identity verification, physical inspection, and appropriate legal due diligence. This approach can reduce the risk of relying on incomplete, outdated, or fraudulent property information.
Guide Information
Eligibility
Any person who needs to check or verify land-record information can use the applicable official provincial land-record service, subject to the requirements of that particular service. Some services may require ownership information, CNIC details, property numbers, or document-specific verification information.
Required Documents
CNIC or identification information where required, owner name, district, tehsil, mauza or village details, Khewat number, Khatooni number, Khasra number, Fard details, registry number, mutation or Intiqal information, Fard ID and verification code where applicable.
Fees
Fees vary according to the province, type of land-record service, document requested, and applicable government charges. Public online searches may be available without a separate search fee in some systems, while official Fard, certified copies, certificates, or other services may have applicable charges. Always check the current official fee schedule before payment.
Processing Time
Processing time varies according to the province, service type, online availability, verification requirements, and whether a certified document or physical service-center visit is required.WHEN TO APPLY:Land records should ideally be verified before buying, selling, transferring, mortgaging, inheriting, or entering into another significant property transaction.
Application Method
Online through the relevant official provincial la
Validity Period
Online search information does not automatically establish a universal validity period. Land records
Step-by-Step Process
- Identify the province where the property is located.
- Identify the district of the property.
- Identify the relevant tehsil.
- Note the mauza or village name.
- Keep the owner's full name available.
- Keep the owner's CNIC available where required.
- Locate the official provincial land-record website.
- Avoid unofficial land-record websites.
- Select the applicable land-record service.
- Select online Fard or land-record search where available.
- Enter the requested identification information.
- Enter the property location details.
- Enter Khewat information if required.
- Enter Khatooni information if required.
- Enter Khasra information if required.
- Enter the owner's name where required.
- Complete the CAPTCHA or security verification.
- Submit the search or request.
- Review the displayed land information.
- Check the owner's name carefully.
- Check the land area.
- Check the property location.
- Check the Khasra number.
- Check the Khewat number.
- Check the Khatooni number.
- Check the ownership share.
- Check mutation or Intiqal information.
- Obtain a Fard where required.
- Verify the Fard ID and verification code where applicable.
- Check registry information where the official system provides registry verification.
- Compare online information with the seller's documents.
- Compare the seller's CNIC with the ownership documents.
- Check for discrepancies in land area.
- Check for discrepancies in names.
- Check relevant transaction dates.
- Check the latest available record.
- Obtain certified documents when required.
- Verify the physical location of the property.
- Check boundaries and possession.
- Check relevant society or development authority records.
- Investigate possible court disputes.
- Check possible mortgage or other claims.
- Do not rely on screenshots alone.
- Do not make a major payment before completing due diligence.
- Contact the relevant land-record authority if information is unclear.
- Keep copies of verified documents.
- Keep payment receipts and official application records.
- Seek professional legal advice for a major or disputed transaction.
Official Information
Contact: Punjab Land Records Authority: official PLRA portal and authorized Arazi Record Centers.Sindh Board of Revenue: official Sindh Zameen portal and relevant Revenue Service Centers.Khyber Pakhtunkhwa Revenue & Estate Department: official online land-record services and Service Delivery Centers.
Frequently Asked Questions
Yes, online land-record services are available in several provinces, but the exact service depends on where the property is located.
No. Land administration is handled through provincial systems and different government authorities.
Punjab provides computerized land-record services through the Punjab Land Records Authority, including online Fard and verification services.
Fard is an official land-record document containing information about land such as area, location, and ownership details.
Yes, PLRA provides an official online Fard service.
Yes. Punjab's official verification system provides a facility for verifying Fard information using the required Fard ID and verification code.
Punjab's official verification facility also provides an option for verifying Intiqal or mutation information.
The official verification system requires the Fard ID and verification code shown on the relevant document.
Yes, Punjab provides an official registry verification facility.
Depending on the available record, it can show details such as district, tehsil, mauza, registry number, status, dates, transferred area, and other registry information.
Yes. The Sindh Board of Revenue provides an official public search facility using CNIC.
Yes. The Sindh Zameen portal provides a search-by-name facility.
No. The Sindh Board of Revenue states that information on its public search portal is for information purposes and carries no legal validity.
The Sindh Board of Revenue advises users to visit the relevant Revenue Service Center for official certified documents.
The portal provides access to records including Village Forms, Property Registers, Ruled Cards, Deh Maps and other revenue information.
KP provides computerized land-record services and an online Fard facility through its Revenue & Estate Department.
SDC stands for Service Delivery Center, which provides computerized land-record services.
Yes. The KP Revenue & Estate Department provides Fard-related services through its digital land-record system and Service Delivery Centers.
Useful information includes the owner's name, CNIC where required, district, tehsil, mauza, Khasra, Khewat, Khatooni, registry and mutation details.
Availability depends on the provincial system. Sindh, for example, provides a public search-by-name facility.
Some provincial systems support CNIC-based searches, but the exact procedure and information displayed vary by province.
Not necessarily. A complete property due-diligence process may require certified documents, title history, registry, mutation, dispute checks and other verification.
Yes. Verification before a major property transaction can help identify discrepancies and potential problems.
No. Important documents should be checked through the relevant official government verification system.
Do not ignore the discrepancy. Ask the relevant land-record authority for clarification before proceeding with the transaction.
Stop and investigate the difference through the relevant land-record authority before making a major payment.
Yes. Checking both can provide a more complete picture of the available revenue record.
Where applicable, registry information should also be compared with Fard and mutation records.
Yes. Ownership and land records can change through transactions, mutations, court orders, corrections and other official actions.
Obtaining an appropriate current official record is generally advisable before a significant property transaction.
No. An online record search may not reveal every possible legal, possession, society, mortgage or court-related issue.
Yes. Physical inspection can help confirm location, boundaries and possession and should not be replaced by an online search.
Yes. Some properties may involve records maintained by housing societies, development authorities or other land-owning agencies.
Contact the relevant provincial land-record or revenue authority and follow its official correction procedure.
Digital availability varies by province, district, record type and stage of computerization.
Not necessarily. Public searches may be free in some systems, while official documents and other services may involve government charges.
You can use professional assistance where necessary, but important information should be verified directly through official government systems and authorized offices.
Access depends on the province and type of record. Privacy and authorization requirements may apply.
A Khasra number is a land identification reference used in revenue records to identify a particular parcel or portion of land.
A Khewat number is a revenue-record reference associated with ownership or landholding information.
A Khatooni number is a revenue-record reference used for landholding or tenancy-related information depending on the record system.
No. Verification involves checking existing information, while registration is a separate legal and administrative process.
No. For a major transaction, additional legal and documentary due diligence is advisable.
Use official government portals, obtain appropriate certified documents, compare the records, verify identity and seek professional legal review when necessary.