This post is for anyone buying land or a house in Tehsil Chichawatni. It is also useful for overseas buyers whose family will handle the papers.
You will learn the 5 steps: Fard, nishandehi, e-stamp and tax, registry, and intiqal. Follow them in this order and you avoid most land disputes.
Step 1: Get the computerized Fard
The Fard is the official land record. Get it before you pay any bayana.
- Go to the Arazi Record Center (ARC) Chichawatni, near the Judicial Complex / Bypass Road.
- Take the owner's CNIC and the Khewat / Khatooni number or Chak name (for example Chak 40/12-L or Chak 39/12-L).
- Check that the Fard shows no bank mortgage (rahn), no court stay and no unknown co-owners.
- Ask for the Fard Baraye Bai (فرد برائے بیع), which is the copy made for a sale.
Step 2: Check the land on the ground (nishandehi)
A Fard is only useful if the land on the ground matches the map. Many disputes start here.
- Check the corners of the plot with the Patwari or Qanungo and the neighbours.
- Check the road width, the way in and the drain connection.
Step 3: E-stamp paper and taxes
Punjab now uses e-stamp papers instead of old paper stamps. The value of the deal is checked against the official DC rate for that Chak or colony.
| Charge | Who pays | Rate (filer) |
|---|---|---|
| Punjab stamp duty | Buyer | 1% |
| Advance tax, section 236K | Buyer | 1.25% |
| Advance tax, section 236C | Seller | 2.75% |
Non-filers pay higher rates, so become a filer before the deal. Section 7E was omitted by the Finance Act 2026, so it no longer applies. You can check the official value first with our FBR rates for Chichawatni. TMA tax may also apply, based on the registered value.
Step 4: Registry at the Sub-Registrar office
The sale deed (registry) is signed in front of the Sub-Registrar. Both buyer and seller must be there.
- The deed is typed and signed by the buyer, the seller and two local witnesses.
- Both sides appear before the Sub-Registrar Tehsil Chichawatni.
- Photos and biometric thumb prints are taken and recorded.
Step 5: Intiqal (انتقال)
Registry alone is not the end. The land record must also show the buyer's name.
- The deal is sent to the Arazi Record Center, where the biometric intiqal is entered.
- After the Tehsildar or Naib Tehsildar approves it, the buyer's name shows on the Punjab land record portal (punjab-zameen.gov.pk).
Keep copies of the Fard, registry and intiqal together in a safe place. If you want someone local to check the papers with you, send us a WhatsApp message.
Common questions
These are the questions people ask us most about this topic.
What is the difference between registry and intiqal?
Registry is the sale deed signed at the Sub-Registrar office. Intiqal is the change of name in the land record. You need both.
How much tax does a filer buyer pay?
A filer buyer pays 1.25% advance tax under section 236K and 1% Punjab stamp duty, on the official value.
Can I pay bayana before seeing the Fard?
No. Always see a fresh Fard Baraye Bai first. Pay only after the name and the land match.
