Buying Property in Pakistan, Transfer of Property in Pakistan

Property transfers in Pakistan require meticulous attention to legal details and adherence to the applicable laws and regulations. With our comprehensive legal services and expert advice, you can navigate the complexities of property transfers with confidence. At Josh and Mak International, our dedicated team of legal professionals is committed to providing you with reliable guidance, ensuring a seamless and legally compliant property transfer experience. Contact us today to benefit from our expertise and secure your property transactions in Pakistan.

This article aims to provide an authoritative overview of the processes and steps involved in transferring property rights, specifically in rural and urban areas. By understanding these procedures, individuals can navigate the complexities of property transfers and ensure the proper documentation and registration of their transactions.

We have also dealt with key questions on Buying Property in Pakistan on our blog.

Property Rights Transfer in Rural Areas:

In rural areas, the Land Revenue Act, 1967, serves as the primary law regulating the transfer of immovable property. The main steps involved in transferring property rights in rural areas are as follows:

Reporting the Intention: The property owner or their legal guardian informs the Patwari (land record officer) about their intention to transfer property rights, such as through sale, mortgage, gift, or otherwise. In case of the owner’s demise, the report must be made within three months.

Recording the Intention: The Patwari enters and records the transfer intention in their daily register and provides a copy to the reporting individual. The Patwari then informs the concerned union council for public display and proceeds to update the mutations register at the Tehsildar office.

Verification and Acceptance: A revenue officer at the Tehsildar office verifies the transfer, examining its compliance with legal requirements. The Tehsildar has the authority to reject transfers, except those related to inheritance, registered deeds, or court decrees.

Documentation and Identification: The revenue officer notes the precise description of the transferred rights, obtains the signature of the party relinquishing the rights, and ensures proper identification with the help of village headmen or members of the union council.

Verification through Assembly: Ideally, proposed transfers undergo verification through an open assembly of landlords in the area before the mutations register is updated.

Optional Registration: Although separate registration of property transfer is not mandatory in rural areas, it may be advisable or required under the Registration Act, 1908, in certain cases.

Property Rights Transfer in Urban Areas of Pakistan/

In urban areas, the transfer of property rights follows a different process, primarily regulated by the Land Revenue Act, 1967, Transfer of Property Act, 1882, and Registration Act, 1908. The most common mode of transfer is through sale/purchase, and the following steps outline the process:

Obtaining Proof of Ownership: Obtain the ‘Fard’ (record of ownership) from the relevant office within the revenue department if not already in possession.

Drafting the Sale Deed: Prepare the sale deed or contract on the appropriate stamp paper. It is advisable to engage experienced deed writers or lawyers for this purpose.

Payment of Fees: Fulfill the payment requirements, including stamp duty fees, capital gains tax, and other related fees.

Registration with Sub-Registrar: Register the sale deed with the relevant sub-registrar’s office where the property is located. This registration is necessary for official property records and tax purposes.

Mutation in Revenue Records: Following registration, the mutation is updated in the revenue records at the sub-registrar’s office.

Property Transfers in Private Housing Societies, Cooperatives, and Cantonments in Pakistan

For land transfers within private housing societies, cooperatives, and cantonments, the processes may differ. These entities often own the land officially, and the transfer of ownership involves allotment letters rather than following the standard procedures. Sale deeds are drafted and signed on stamp papers, but the transaction can be completed in coordination with the relevant housing authority’s office, without involving the sub-registrar’s office or the provincial revenue system.

Property Taxes in Punjab (updated as of 2023)

Property tax is subject to variations depending on various factors such as the taxpayer’s filing status, the property’s location in an urban or rural area, the nature of the building’s ownership transfer (internal transfer or registry to owner), and the specific location of the apartments. Additionally, the type of land acquisition, whether leased or purchased and the prevailing local Deputy Commissioner (DC) rates play a crucial role.In general, purchasers are required to pay an advance tax of 2% of the property value if they are tax filers, while non-filers are liable to pay 5% as advance tax.

How can Josh and Mak International assist you?

Are you facing the complexities of transferring a property in Pakistan or inheriting one? Do you require expert guidance throughout the conveyancing process? Look no further. Josh and Mak International is your trusted legal partner, specializing in property transfers in Pakistan.

Streamlining Property Transfers in Pakistan:

Navigating the legal landscape of property transfers can be overwhelming, especially when it involves inheritance, sales, wills, or gifts. At Josh and Mak International, our experienced team of lawyers possesses in-depth knowledge of Pakistani property law, ensuring a seamless and hassle-free process.

Expert Assistance for Conveyancing:

Our dedicated professionals understand the unique challenges associated with property transfers. Whether you need assistance with transferring property through inheritance or completing the conveyancing process for a sale, will, or gift, we provide comprehensive legal support tailored to your specific requirements.

Efficiency and Peace of Mind:

When you engage our services, you can trust that all legal formalities and paperwork will be handled with utmost precision and efficiency. We guide you through every step of the conveyancing process, ensuring compliance with legal regulations and safeguarding your interests.

Tailored Solutions for Your Needs:

At Josh and Mak International, we recognize that each property transfer case is unique. Our team takes a personalized approach, providing tailored solutions to address your specific concerns and requirements. We strive to simplify the process, making it easier for you to achieve your property transfer goals.

Transparency and Reliability:

We prioritize transparency and clear communication throughout the entire process. You can rely on our expertise to provide accurate guidance, explain complex legal terms, and keep you informed at every stage of your property transfer.

Simplify your property transfer journey in Pakistan by partnering with Josh and Mak International. Our dedicated team of lawyers will handle all legal complexities, ensuring a smooth and successful property transfer experience for you.

Take the first step towards a stress-free property transfer by contacting us today.

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The topic of property law in Pakistan is a critical one given the legal complexities and the high stakes involved for both buyers and sellers. In many developed countries, legal procedures for property transactions are stringent, and it is commonplace for individuals to engage lawyers for such matters to mitigate risks and ensure due diligence. However, in Pakistan, many people often sidestep this crucial step, opting instead to go directly into transactions without verifying essential legal aspects. This practice exposes them to the risk of fraud and various legal complications, which could have been avoided with appropriate legal counsel.

At Josh and Mak International, we pride ourselves on offering comprehensive advice and assistance to clients in all matters related to property law. Whether you are looking to buy, sell, or lease commercial, agricultural, or residential properties, we ensure a thorough verification and registration process. From the procurement of vital revenue documents like “Farad” to executing mutation of names (Intiqal) in revenue records, our expertise guarantees a smooth, legally sound process. Moreover, we are well-equipped to initiate swift legal proceedings against those who engage in land grabbing, illegal possession of property, or fraudulent transfer of property.

Frequently Asked Questions (FAQs)

Understanding Legal Terminologies

  • Aks-Shajra: This term refers to an image of a specific piece of land or a specific Khasra number from the map or plan of an estate or village, outlining its boundaries.
  • Fard Malkiat: Also known as Record of Rights, this document is maintained to determine and record various types of rights in immovable property.
  • Mutation (Intiqal): Mutation is a legal document containing an order by a revenue officer, directing a change or alteration in the record of rights in the revenue record.
  • Tattima Registry: This term means supplementary sale deed in a specified area.
  • Khasra: A Khasra is a specific piece of land with defined measurements and a unique number.
  • Khasra Garrdwari: This is a register maintained to record possession or cultivation of a specific piece of land.
  • Survey: A detailed drawing or map that shows the precise legal boundaries of a property, along with other physical features like easements, rights of way, and encroachments.
  • Conveyance Deed or Sale Deed: This is the legal document by which the title of property is transferred from the seller to the buyer.
  • Power of Attorney: This is the legal authority given to a person to act on behalf of another in various matters, including property transactions.

Practical Guidelines for Property Transactions

  • Due Diligence: Before purchasing any property, it’s crucial to carry out comprehensive due diligence to verify the title and legal standing of the property in question.
  • Legal Advice: Always consult with a knowledgeable lawyer to draft and review all legal documents related to the property transaction.
  • Local Laws and Regulations: Familiarise yourself with the local laws and regulations governing property transactions. This includes the Transfer of Property Act, 1882, and the Land Revenue Act, 1967, among others.
  • Corporate Bodies and Residential Properties: It is generally illegal for corporate bodies to use residential properties for commercial purposes, although certain service-based industries may be exempt.
  • Foreign Ownership: Foreigners can own property in Pakistan, but they must comply with all legal formalities.
  • Inheritance Laws: The applicable inheritance laws in Pakistan will depend on religious affiliations; for Muslims, it would be the Muslim Personal Laws.
  • Stamp Duty: This is a government fee levied on property transactions, and it’s usually the buyer’s responsibility to pay it.
  • Building Approval: Before any construction work, it’s mandatory to get the building plan approved from the concerned authority to avoid any legal complications later.
  • Land Records: In Pakistan, land records are maintained by the district administration revenue department.

By adhering to these guidelines and understanding the legal terminologies, you can navigate the complex landscape of property law in Pakistan more confidently and securely. For any further queries or legal assistance, feel free to contact us at Josh and Mak International. We are committed to providing you with impeccable service that safeguards your interests.

Making Informed Choices

  • Co-Ownership: If you are a co-owner of a property, you can sell your share, but only with clearly defined boundaries or with the express consent of the other co-owners.
  • Drafting of Sale Deed: It’s imperative that the sale deed is drafted by a competent lawyer who is well-versed in property laws, rather than relying on templates or non-professional scribes. This ensures that all clauses are in your best interest and comply with the law.
  • Essentials of Gift: If you’re considering gifting property, be aware of the three essentials: the offer by the donor, acceptance by the donee, and delivery of possession. Gifts can be revoked unless made to a person within a prohibited degree of relationship, such as those with whom marriage is not permissible.
  • Distinction Between Gift and Will: A gift takes effect immediately upon completion, while a will only takes effect upon the death of its maker. Also, a person can gift all their property to a legal heir during their lifetime, but can only will away up to one-third of their property to a non-legal heir, unless all legal heirs consent to a larger portion.
  • Validity and Revocation of Power of Attorney: The individual holding a Power of Attorney has a fiduciary duty to act in the principal’s best interest. A Power of Attorney can be revoked by the principal at any time and automatically becomes null and void upon the death of the principal.
  • Buying Under-Construction Properties: For properties under construction, ensure that the builder’s plans are approved and that the land ownership is clear. Checking the builder’s compliance with the Securities & Exchange Commission of Pakistan can provide additional peace of mind.
  • Mortgaged Properties: Properties under mortgage cannot be sold. Always check for any outstanding mortgages or loans on the property you are interested in.
  • Required Documents for Ownership: To legally own a house, you need any deed verifying the transfer in your favour, such as a sale deed, allotment letter, or sale certificate.
  • Stamp Duty: This is a tax levied on property transactions. In most cases, the buyer is liable for payment. A stamped document is considered a proper and legal document.
  • Building Plan Approval: Before starting any construction, it is mandatory to get the building plan approved from the concerned building control authority to avoid future legal complications.
  • Maintenance of Land Records: In Pakistan, land records are kept by the district administration’s revenue department. These records are crucial for determining the ownership and boundaries of land or property.
  • Sales by Companies: Before buying property from a company, verify that the property is not mortgaged or being used as security against a loan. Also, check who is authorised to act on the company’s behalf for selling the property.


Navigating the intricacies of property law in Pakistan can be challenging, but with the right legal guidance, the process can be far less daunting. At Josh and Mak International, we aim to make this journey as smooth as possible for you. We’re here to offer our legal expertise in all aspects of property law, from due diligence and transactional support to litigation services. Whether you’re a first-time buyer or an experienced investor, our comprehensive services are designed to meet your specific needs and offer peace of mind.

Should you have any more questions or require further clarification on any of the points discussed, please don’t hesitate to get in touch with us. Your satisfaction and effective client communication are our top priorities.

The complexities around the transfer of properties and the associated taxes in Pakistan are manifold, and it’s crucial to navigate these with precision and expertise. The transfer of property is not just a simple transaction between two parties; it involves a myriad of legal intricacies and financial obligations, primarily in the form of transfer taxes.

Title and Transfer of Property

The title of a property essentially represents the bundle of rights an owner possesses, including the rights to use, lease, sell, and even gift the property. A title deed is a legal document that serves as evidence of these rights and contains detailed information about the property, such as its dimensions, value, and previous ownership.

The transfer of a property essentially involves the change of its title from one ‘person’ to another, and it’s important to note that in legal parlance, the term ‘person’ extends beyond individuals to include entities like companies, trusts, and associations. Thus, these entities can both own and transfer property.

Legality of the Transfer

It’s crucial that the person transferring the property actually holds the title. Essentially, you can’t transfer what you don’t own. For instance, if someone owns a 2,500 square foot plot, they cannot legally transfer a 2,501 square foot plot.

Documentation and Record-Keeping

The transfer is formalised and becomes legally binding when it’s recorded in governmental records. A sale deed, also known as a registered deed or registered transfer deed, serves as the official document for this transaction. It’s imperative that this deed be properly drafted, usually under the guidance of a legal expert, to prevent any future disputes.

When Is a Transfer Required?

Transfers are most commonly required during the sale of a property. However, other circumstances such as inheritance upon the death of the title holder, gifting of property, or acquisition for a project also necessitate a transfer. These transfers don’t happen automatically; they must be formally entered into governmental records.

Cost Implications

Transferring property isn’t a cost-free exercise. On top of the agreed sale price, there are additional costs in the form of transfer taxes, which are generally not included in the property’s price. These can include:

  • Transfer Fee
  • Stamp Duty
  • Capital Value Tax
  • Other miscellaneous taxes

These taxes vary depending on various factors, including the property’s value and location. They can be levied by federal, provincial, or local governments. For example, federal taxes might include income tax on rental income and short-term capital gains tax. Provincial taxes often include stamp duty and registration fees, while local taxes could be related to the transfer of property records and mapping.

Types of Transfer Taxes

Transfer taxes can come under various names, including but not limited to:

  • Transfer Fee
  • Registration Fee
  • Stamp Duty
  • Notary Fee
  • Real Estate Transfer Tax
  • Gift Tax
  • Gain Tax
  • Capital Gains Tax
  • Property Tax
  • Estate Tax
  • Immovable Property Taxes

In essence, the cost of buying a property is not limited to the sale price negotiated between the buyer and seller. It also includes these various forms of transfer taxes, making the actual cost of acquisition considerably higher.

For anyone looking to buy, sell, or transfer property in Pakistan, understanding these elements is crucial. At Josh and Mak International, we offer comprehensive advice and legal services to guide you through this complex process. Our objective is to ensure that all transactions are carried out in a legally compliant and financially prudent manner.

Tax Liabilities and Responsibilities

It’s imperative to know who is responsible for bearing the cost of these various transfer taxes. While it’s common for the buyer to shoulder most of these costs, there may be instances where the seller has some financial obligations as well. Therefore, it’s beneficial for both parties to clarify this upfront to avoid any misunderstandings later.

Timing of Tax Payments

Most of these transfer taxes are due at the time of the actual property transaction, meaning they are usually paid before the transfer is officially recorded in government records. Failure to pay these taxes can result in legal complications and could potentially halt the transfer process.

Consult Professional Services

Given the complexity and legal obligations associated with property transfers and associated taxes, consulting professionals is highly advised. Lawyers can help draft and review the necessary documents, while tax consultants can offer advice on how to minimise tax liabilities within the bounds of the law. Moreover, professionals can help ensure that you are in compliance with federal, provincial, and local laws, thereby minimising the risk of legal issues down the line.

International Buyers and Sellers

For international parties interested in buying or selling property in Pakistan, it’s important to consult with legal experts familiar with both local and international property laws. This can help navigate any additional requirements or restrictions that may apply, including those related to the transfer of funds across borders.


Transferring property in Pakistan is a multi-faceted process that involves not just the buyer and the seller, but also various governmental bodies at the federal, provincial, and local levels. In addition to understanding the legalities surrounding property titles and the mechanics of the transfer process, parties must also be aware of the financial implications, particularly in terms of transfer taxes.

At Josh and Mak International, our comprehensive legal services are designed to guide you through each step of this complex procedure. From ensuring legal compliance to offering financial advice, we are committed to providing a seamless experience for our clients. Your satisfaction and effective communication are at the core of our service ethos.

For further information or advice tailored to your specific circumstances, please do not hesitate to contact us. We are here to assist you in making informed decisions and to help you navigate the intricacies of property transfer and tax obligations in Pakistan.

Navigating the intricacies of property law in Pakistan requires a detailed understanding of the legislative framework that governs real estate transactions. This legislative framework is principally constituted of four major laws, each addressing different aspects of property transactions. These laws are:

  • Registration Act 1908: This law sets out the procedures for registering property, providing a roadmap for how and where to present the requisite documents. It is an exhaustive guide that leaves no room for ambiguity and ensures that every transaction is well-documented.
  • Stamp Act 1899: This law outlines the government’s revenue collection through stamp duties. It necessitates that buyers and sellers validate their transactions legally by using stamped papers, the costs of which may vary due to inflation or changes in government policy.
  • Land Revenue Act 1967: This law details the organisational structure of the land and revenue departments. It covers various aspects such as land surveys, boundary marking, and revenue collection. It also addresses more complex issues like partitions and arbitrations.
  • Transfer of Property Act 1882: This law stipulates how property transfers should occur, identifying who is legally entitled to transfer property and under what conditions. It provides guidelines for both tangible and intangible property transfers.
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Each of these laws serves a specific function and ensures that both buyers and sellers have a clear understanding of their rights and responsibilities. Hence, it is crucial for all parties involved—real estate agents, buyers, and sellers—to have a basic knowledge of these laws to avoid complications.

Case comment: 2023 P Cr.L J 290

In navigating the intricacies of property transfer and contracting within Pakistan, a particular case 2023 P Cr.L J 290 adjudicated by Justice Sultan Tanveer Ahmed of the Punjab High Court Multan Bench sheds light on the legal framework governing such transactions. The case revolves around an unregistered agreement to sell land and a subsequent mutation entry by a local patwari, examined under various provisions of the Land Revenue Act, 1967, the Qanoon-e-Shahadat Order, 1984, and the West Pakistan Land Revenue Rules, 1968. The ruling upheld a decision by the Supreme Court, setting aside the District Court’s judgement, which had declared the agreement of sale fictitious on the grounds that the amount ostensibly paid by the buyer to the seller was not witnessed by anyone at the time of payment, and no witness in court attested to seeing the buyer pay the seller this amount in front of a witness, despite several witnesses being presented in court whose testimonies contradicted each other. This highlighted a fundamental legal principle that the transaction amount (Consideration Amount) is something that can be witnessed being received, thus a clear statement from a witness who saw the buyer and seller during the payment is essential in court.

This case underscores the importance of adherence to the procedural and evidentiary norms stipulated in Pakistan’s legislative framework concerning property transactions. The subsequent mutation entry in favour of the buyer was also declared null and void by the court, emphasizing that the law clearly mandates that the process of registering a new mutation should be witnessed by at least two impartial witnesses who can identify the buyer and seller, sign the register of mutations, and preferably be reputable members of the local union council, tehsil, or district council. The matter of contention in the present case was the entry of mutation without the presence of such witnesses by the patwari, and the fact that neither the patwari who registered the mutation nor the tehsildar who authorized it was called to testify in court or faced cross-examination, points to a glaring procedural anomaly.

Furthermore, the case narrative unfolds over a span of several years, originating from a Suit for Declaration in 2006, moving through various appellate stages, and culminating in a High Court decision in 2022. It vividly demonstrates the protracted nature of legal disputes pertaining to property transactions in Pakistan, particularly when marred by allegations of fraud, forgery, and procedural irregularities.

In a broader legal context, this case serves as a testament to the critical importance of adhering to the stipulated legal and procedural frameworks governing property transactions. It highlights the pivotal role of accurate, timely, and legally compliant documentation, the necessity of impartial witnesses during key transactional stages, and the imperative for all relevant parties to be duly identified and authenticated as per the governing laws and regulations.

The case also underlines the significance of the Qanoon-e-Shahadat Order, 1984, and the West Pakistan Land Revenue Rules, 1968, in providing the legal basis for the evidentiary and procedural requisites in property transactions. It exemplifies how the courts scrutinize the adherence to these legal frameworks in adjudicating disputes arising from property transactions, thereby emphasizing the crucial need for legal practitioners and parties involved in property transactions to meticulously adhere to the statutory provisions and procedural norms to ensure the legality and validity of such transactions.

In paragraph 5 of the West Pakistan Land Revenue Rules, 1968, it’s stipulated that the signature or thumb impression of a local authority is necessary for validating entries related to changes in revenue records. The judgement extensively deliberates on the significance of such validation and the implications of its absence on the legal standing of property transfers.

The judgement also references several precedents set by the Honourable Supreme Court of Pakistan, reinforcing the necessity of concrete, direct evidence, especially concerning the payment of consideration in property transactions. The emphasis is on the evidentiary value of direct witness testimony concerning actions that can be seen or heard, as per Article 71 of the Qanoon-e-Shahadat Order, 1984. The referenced legal precedents further underline the importance of the element of consideration and the necessity for its substantiation through reliable evidence.

The discourse on the burden and standard of proof in paragraphs 18 and 19 reveals a thorough examination of the evidence presented by both parties. It reflects an adherence to the principle of evaluating evidence on the balance of probabilities, a common tenet in civil law jurisprudence. The judgement underscores that the burden of proof is on the party asserting a claim, and the evaluation of evidence should lean towards a reasonable degree of probability to substantiate such claims.

This detailed analysis in the judgement underpins the rigorous legal scrutiny applied to ascertain the veracity of claims, the adherence to established legal procedures, and the pivotal role of concrete evidence in affirming or debunking such claims. The excerpts from legal precedents and the detailed examination of the evidence presented reflect a meticulous adherence to legal principles and the pursuit of justice in line with established law and precedents.

Starting with Rule 34 of the West Pakistan Land Revenue Rules 1968, the importance of authentic verification and recording of transactions comes into the spotlight. The necessity of having the signature or thumb-impression of the relevant local authority figures at the time of making entries in the revenue records is underscored, establishing a procedural safeguard to ensure the accuracy and legitimacy of such records.

Delving into the court’s observations in paragraphs 10 and 11, it accentuates the criticality of having a reliable evidentiary foundation to support entries made in revenue records. The remarks about the requirement for a Patwari (a local land record officer) to be present during the registration of a transfer, under the gaze of two members of the Union or Tehsil Council, lends a rigorous procedural lens to the matter. The emphasis here is on the authentication and verification of transactions to prevent fraudulent or erroneous entries.

The citation of Supreme Court rulings in paragraph 11 further enhances the discourse on the evidentiary value of revenue records. The notion that entries made by a Patwari are ministerial acts and do not confer or extinguish any right in property provides a nuanced understanding of the role and limitations of revenue records in the broader legal framework concerning property rights.

The subsequent paragraphs engage with the evidentiary dynamics surrounding the testimony of witnesses, the element of consideration in contract law, and the standard and burden of proof. The reference to the ‘principle of probabilities’ in paragraph 18 and 19, and the citation of the case “Miller v. Minister of Pensions” manifest the common law ethos in adjudicating civil matters, wherein the balance of probabilities standard is applied.

The reference to Article 71 of the Qanoon-e-Shahadat Order 1984 in paragraph 16, underscores the imperative of direct evidence in matters that can be seen or heard, aligning with common law evidentiary principles.

The detailed analysis of witness testimonies, especially regarding the payment of consideration, and the court’s insistence on direct evidence to substantiate the claims reflects a rigorous application of evidentiary standards.

The narrative also touches upon a fundamental aspect of contract law, the element of consideration, highlighting its pivotal role in establishing the validity of a transaction. This is seen in paragraph 17, where the court underscores the necessity for respondents to prove the element of consideration independently, referencing authoritative judgments from the Supreme Court of Pakistan.

In summation, the text provides a rich tableau of legal principles, procedural intricacies, and jurisprudential interpretations within the context of Pakistani property law and evidentiary standards. The meticulous approach by the court in scrutinizing the evidence and applying well-settled legal principles reflects a thorough and methodical judicial analysis aimed at upholding the rule of law and ensuring justice.

The case also epitomizes the interconnectedness of procedural rules, evidentiary standards, and substantive legal principles in adjudicating disputes and ensuring that justice is meted out in a methodical and fair manner.

The nuances of this case also reflect the broader legal landscape of Pakistan, which although has its unique characteristics, draws a significant influence from common law traditions owing to the historical colonial ties with the United Kingdom. The meticulous attention to procedural details, the emphasis on robust evidentiary standards, and the adherence to well-established legal principles echo the common law approach to legal adjudication.

Furthermore, the case explores the interaction between statutory law, in this case, the West Pakistan Land Revenue Rules 1968 and Qanoon-e-Shahadat Order 1984, and the jurisprudential interpretations by the court. This interaction is quintessential in evolving a well-rounded legal framework, addressing not only the letter of the law but also the spirit behind it, ensuring justice and fairness in legal processes.

The discourse within the given text also sheds light on the role and the importance of authoritative precedents in guiding the court’s judgment. The references to Supreme Court judgments underline the hierarchical nature of legal precedent and its instrumental role in ensuring consistency and predictability in legal adjudication. This reliance on precedent is a hallmark of common law systems and illustrates the continuity and coherence within the legal system.

Moreover, the emphasis on the element of consideration, a fundamental aspect of contract law, and its implications on property transactions, demonstrates the interplay between different branches of law. It’s a testament to the multifaceted nature of legal issues and the necessity for a holistic approach in legal analysis and adjudication.

The procedural intricacies and the rigorous evidentiary standards as demonstrated in the text are crucial in maintaining the integrity of the legal system and in fostering public trust. They serve as deterrents against fraudulent practices and ensure that property rights, which are a cornerstone of economic stability and personal security, are well-protected.

Lastly, the case embodies the dynamic nature of law, which while rooted in established legal principles and statutory provisions, is also receptive to the factual matrix of each case. The court’s in-depth analysis and its quest for truth, guided by legal principles, statutory provisions, and authoritative precedents, reflect a mature and robust legal system capable of addressing complex legal issues in a structured and reasoned manner.

The insights garnered from this text could serve as a valuable reference in understanding the broader legal framework, the procedural and evidentiary standards, and the jurisprudential practices within the realm of Pakistani property law and beyond.

Selling a Property: FAQs

What documents need to be prepared before selling a property?

The sale deed or title document needs to be prepared, which will include essential details about the transaction such as property location, names of the parties, identification number of the property, selling price, and payment details.

What steps need to be followed after finding a suitable buyer?

Once a suitable buyer is found, negotiations around the price should occur. The buyer should also be taken for a property visit. The seller must have possession of the title deed to prove ownership.

What is stamp duty and stamp paper?

Stamp duty is a tax imposed by provincial governments. It is generally paid by the buyer and is based on the property’s value. The stamp paper outlines the seller’s intent to transfer the property at an agreed price.

When is the property title transferred?

The title is transferred once the buyer makes the payment and the seller hands over the title deed. A new set of documents is then prepared for the buyer, and the property needs to be registered in his name. Both parties must meet the local registrar to formally declare the property transfer.

Buying a Property: Important Considerations

Sale Deed/Agreement or Title Document: This is the most crucial document, and it should be drafted with legal expertise. This document is evidence of the property ownership and is essential for any future transactions involving the property.

Stamp Duty: This is a provincial tax, usually paid by the buyer, and varies from one province to another. It is a percentage of the transaction value and must be paid during the property’s registration.

Registration: The finalised sale deed should be registered at the local sub-registrar’s office. Both the buyer and seller need to be present for this process. For overseas Pakistanis, a duly authorised attorney can complete this process.

Agricultural Land Transactions: For such transactions, a ‘Fard’ document needs to be prepared, detailing all relevant information about the land. Post-transaction, a new ‘Fard’ mentioning the new owner must be obtained.

In summary, the process of buying or selling property in Pakistan involves numerous steps that are regulated by different laws. Understanding these laws and procedures is essential for anyone looking to engage in property transactions. At Josh and Mak International, we offer expert legal advice to help you navigate these complex processes. Our primary aim is to ensure that your transactions are both legally compliant and financially sound.

The process of buying or selling property involves several complex steps, and it’s crucial to be well-versed in the legalities and documentation to avoid potential pitfalls. The following points offer some advice for buyers:

Tips for Property Buyers:

  • Historical Ownership Record: Always begin with a thorough check of the property’s history. This is crucial for identifying any potential ownership disputes, mortgages, or other encumbrances. A skilled lawyer can assist in this, scrutinising records from the sub-registrar’s office, among other sources.
  • Title and Possession: Ensure that the seller has both the title and possession of the property. Also, confirm that all municipal requirements have been met if the property is a constructed building. Make sure that there are no tenants and that all property-related dues are cleared.
  • Mortgages: It’s essential to establish whether the property is mortgaged. If it is, the original title document won’t be available with the seller. Always request the original title document to avoid being a victim of fraud.

Legal Framework:

Real estate transactions in Pakistan are primarily governed by the Transfer of Property Act 1882, Land Revenue Act 1967, Stamp Act 1899, and Registration Act 1908, among other provincial and municipal laws.

Rented or Leased Properties:

Landlords must ensure a properly drafted and executed lease or rent agreement. Leases over a year must be registered. Tenants, too, should take steps to protect their rights, such as making rent payments via crossed cheque and retaining receipts.

Property Purchase in Pakistan:

Due diligence is paramount when purchasing property in Pakistan. Apart from scrutinising the current seller’s ownership title, a careful buyer will also review titles of previous owners going back 20 to 30 years. This is to avoid any future counter-claims or litigation.

Use of Attorneys in Transactions:

In Pakistan, property transactions often involve attorneys, referred to as ‘Mukhtar-e-Aam’ or ‘Mukhtar-e-Khaas.’ Authenticity of the Power of Attorney should be verified from the sub-registrar’s office.

Frequently Asked Questions:

  • Aks Shajra: It’s a graphical representation identifying a specific land’s location.
  • Fard Malkiat: This is the official record maintained by local government revenue authorities.
  • Registry: Also known as ‘Bay Nama,’ it’s a document confirming the transfer of property ownership.
  • Intiqal or Mutation: This is the most authentic record of title transfer for most types of properties in Pakistan.
  • Iqrar Nama: Also known as Agreement to Sell, it’s a promise by the seller to transfer the property.
  • Mukhtar Nama: Also known as Power of Attorney, this document appoints a person as the legal attorney for property transactions.
  • Tattima Registry: This is a supplementary Sale Deed.
  • Khasra: This is a unique identification number for a piece of land.
  • Gardawri: This is the act of maintaining the record of possession for mostly agricultural land.

In conclusion, real estate transactions are complex and fraught with potential risks. Therefore, it’s advisable to seek professional legal advice to navigate these complexities. At Josh and Mak International, we are committed to providing comprehensive legal services to help you through this process, making sure that all your transactions are legally compliant and financially secure.

Real Estate Agents and their Role:

Real estate agents can offer valuable insights into market trends and property values, but their role doesn’t replace that of a legal advisor. Always ensure that you engage a trustworthy agent who is well-versed in local property laws and regulations. They can act as intermediaries in negotiations and can help facilitate the transaction, but the legal due diligence should be performed by a competent lawyer to safeguard your interests.

Procedural Safeguards:

Before finalising a property transaction, ensure that the procedural safeguards are in place. These might include:

  • Verifying that the property’s physical attributes match those described in the title deed.
  • Cross-verifying the validity of all documents related to the property.
  • Ensuring that the terms of the sale are clearly defined to avoid any ambiguities that could lead to disputes later.

Importance of Legal Counsel:

While real estate agents play a crucial role in property transactions, legal counsel is indispensable for ensuring that all legal requirements are met. A lawyer can scrutinise the contract, verify the authenticity of the title deed, and ensure that the transaction is conducted in compliance with relevant laws. At Josh and Mak International, we offer these services to ensure that your property transactions are secure and legally sound.

Additional Costs:

Remember, the actual cost of buying a property is not just the price negotiated between the buyer and the seller. There are additional costs such as transfer fees, stamp duty, registration fees, and capital value tax that are borne by the buyer, which can considerably inflate the overall cost. These must be accounted for in your budgeting.

Post-Transaction Steps:

After the transaction is completed, make sure that the title of the property is correctly transferred to your name in all relevant governmental records. This is crucial for establishing your legal ownership of the property.

Common Pitfalls:

  • Fraudulent Sellers: Always check the credentials of the seller to ensure they are who they claim to be.
  • Disputed Land: Be cautious of lands embroiled in legal disputes or those that have unclear titles.
  • Unapproved Layouts and Plans: Ensure that the property complies with all zoning laws and building codes.


Property transactions require a nuanced understanding of various laws and thorough due diligence. Given the complexities involved, it’s advisable to consult professionals who can guide you through the process, ensuring that all legal and procedural requirements are meticulously followed. At Josh and Mak International, we strive to offer comprehensive, legally sound advice to make your property transactions as smooth and secure as possible.

Inheritance Laws Based on Religion:

The subject of property and inheritance law in Pakistan is indeed complex, owing to the diverse religious and cultural norms that are embedded within the legal framework. In a pluralistic society like Pakistan, the inheritance laws are tailored to respect the religious affiliations of the deceased, making it a unique jurisdiction in that regard.

The allocation of inheritance rights in Pakistan is largely determined by the religion of the deceased. For Muslims, Islamic jurisprudence takes precedence. Specific schools of thought within Islam may further influence the division of assets among heirs. In contrast, non-Muslims are generally subject to their own religious laws or potentially the laws of the country where they were domiciled, although this varies and may depend on bilateral treaties or specific circumstances.


The competent courts to handle inheritance matters are determined by the last domicile of the deceased. However, if the domicile is contested or unknown, jurisdiction falls to the location of the property. Typically, the Civil District Court or High Court is responsible for these matters.

Foreign Nationals and Inheritance:

For non-Muslim foreigners, the inheritance laws of their home country may apply if they are domiciled outside Pakistan. This is particularly relevant for Hindus and Christians who hold assets in Pakistan.

Muslims and Inheritance:

Muslims, irrespective of their nationality or domicile, are subject to Islamic inheritance laws when it comes to property situated in Pakistan. The Islamic laws of inheritance are quite detailed and vary depending on the number and type of surviving relatives. Generally, male heirs receive twice the share of female heirs, and there are specific provisions for spouses, parents, and other relatives.

Vested Inheritance:

In Islamic inheritance law, vested inheritance is a unique feature. Heirs acquire an absolute interest in their specific shares even before distribution occurs. If an heir predeceases the distribution but was alive at the time of the ancestor’s death, their share passes to their own heirs.

Lifetime Gifts and Donations:

Muslims in Pakistan have the right to donate property during their lifetime, and such decisions cannot be contested posthumously by heirs.

Registration and Official Records:

All property transactions, including transfers and inheritances, must be properly registered with the appropriate authorities. These records serve as the primary evidence for legal ownership in Pakistan.


General Guidance:

While this overview provides a broad understanding of property and inheritance laws in Pakistan, it is essential to consult with experienced legal professionals for case-specific advice. At Josh and Mak International, we offer comprehensive legal services to navigate the complexities of property transactions and inheritance matters, ensuring that all legal obligations are met.

In summary, the landscape of property and inheritance law in Pakistan is multifaceted and demands a meticulous approach for both local and international stakeholders. Therefore, professional legal advice is not just advisable but often essential for safeguarding one’s interests.

The landscape of real estate law in Pakistan is governed by various statutes, notably the Transfer of Property Act 1882, Land Revenue Act 1967, Stamp Act 1899, and Registration Act 1908, among others. The legal processes and considerations may differ depending on the type of transaction—be it sale, purchase, lease, gift, or mortgage.

Sale and Purchase of Real Estate:

The title document, known as a Sale Deed, is crucial in the sale of real estate. In specific cases, like properties in housing societies or the Defence Housing Authority (DHA), the Sale Deed is not used; rather an allotment or transfer letter serves as the title document. It’s imperative for buyers to conduct a comprehensive search to verify the title of the seller. This generally involves a 20-year history check on the property and the procurement of all relevant documents like mutations, fard, and NOCs. If the sale is being made through a power of attorney, its legitimacy should be carefully examined. Non-resident Pakistanis and foreigners can also purchase immovable property in Pakistan without being physically present at the time of the transaction.

Lease and Rent:

From the landlord’s perspective, it’s essential to have a written lease agreement. Leases for more than a year require registration. If the tenant defaults in any way as per the lease agreement, the landlord has the right to terminate the lease and file an ejectment petition. Tenants should ensure that rent payments are documented to safeguard their rights.

Gift of Real Estate:

Gifts should preferably be made in writing and registered, although oral gifts are permissible for Muhammadens under certain conditions like declaration, acceptance, and transfer of possession.


Legal mortgages require a deed, which must be registered, whereas equitable mortgages can be created by merely depositing the original title documents.


Taxation in real estate is a complex matter. Gains from the sale of property can be taxable depending on the nature of the property and the transaction. Capital Value Tax is applicable on various types of transfers and is set at a rate of 2% of the recorded value for certain properties.

Inheritance Laws:

Inheritance laws in Pakistan differ based on the deceased’s religious beliefs. For Muslims, inheritance is governed by Muslim Law, irrespective of the deceased’s domicile or nationality. Inheritance for Muslims is distributed among legal heirs by intestate succession, and the distribution depends on the closeness of the relationship to the deceased. In most cases, male heirs receive twice the share of female heirs. For non-Muslims domiciled outside Pakistan, national laws may apply if specified by their country of origin.

Succession and Property Transfer:

It’s critical to note that property can be transferred before death through donations in the case of Muslims. Inheritance laws also permit ‘vested inheritance’, meaning if an heir was alive at the time of the deceased’s death but dies before the distribution, their share passes on to their heirs.

Registration and Documentation:

All property transactions must be registered with the Registrar of Properties in the area where the property is located. Various departments, such as the Building Control Authorities, Local Government, and Utility Companies, also have procedures for name changing. Courts rely on these records to determine the legal ownership of inherited property.

Risks and Precautions:

Due to the age-old land records system and potential loopholes, the risk of fraud is considerable. Therefore, it is highly recommended to engage legal experts experienced in property matters. They should meticulously check not just the current seller’s title but also the titles of previous owners for at least the last 20 to 30 years to ensure there are no counterclaims or litigations pending.

Real Estate Agents and Brokers:

While not strictly a legal requirement, the role of estate agents or brokers is often pivotal in real estate transactions in Pakistan. However, their involvement should not substitute for legal due diligence. Legal advice is crucial in interpreting the complex laws and regulations surrounding real estate in Pakistan.

In conclusion, real estate transactions in Pakistan are fraught with legal complexities that require a multi-disciplinary approach, combining expertise in property law, tax law, and contract law. Given that the stakes are often high, both financially and emotionally, it’s prudent to seek professional legal advice. Josh and Mak International can offer comprehensive legal support in all aspects of real estate transactions, ensuring that your interests are adequately protected.

Below are some cases on various issues of property transfer (legal aspects)


  • Insufficiency of Agreement to Sell: These cases underline that an agreement to sell does not transfer property rights. Specific performance can be sought in the court, but a mere agreement doesn’t constitute a transfer.
  • Due Diligence: The importance of knowing the ownership details of the property before entering into an agreement is highlighted here.


  • Obligation to Perform: The person seeking specific performance must show readiness and willingness to meet their obligations under the contract.


  • Inheritance Concerns: This case, although primarily a criminal matter, touches upon property transfer due to inheritance and the motivations that might affect such transfers.


  • Premature Action: This case highlights that rights such as pre-emption only arise upon the completion of a sale, emphasizing the importance of timing in property transfer cases.


  • Limited Ownership: This emphasizes that a limited owner, especially a female owner under certain circumstances, does not have the full right to transfer property.


  • Unregistered vs Registered Deed: This case notes that an unregistered sale deed can take precedence over a registered one if possession has been given and the transaction is otherwise complete.


  • Protection under Unregistered Deed: This case expands on the previous point, noting that rights can be protected under Section 53-A of the Transfer of Property Act if an unregistered deed has led to possession.

 Mst. KHAN BIBI (widow) vs BIBI RAHIMA

  • What May Be Transferred: This case highlights that what is given during a lifetime can, at most, be considered a gift and does not deprive the heir of their share in the legacy, aligning with Section 6(a) of the Transfer of Property Act 1882.


  • Presumption of Completeness: This case highlights that in the cultural context of Pakistan, there’s a presumption of the completeness of a property transfer transaction after the execution of certain formal agreements, such as a Nikah Nama.
  • Ignorance of Legal Formalities: The case also emphasizes that certain parties, particularly those like a Parda Nashin lady, may be unaware of the legal intricacies involved in the transfer of property.


  • Insufficiency of Agreement to Sell: The case strongly underlines the principle that an agreement to sell, on its own, does not suffice to transfer property rights. For the rights to be transferred, specific performance must be sought in court.


  • Obligation to Perform: This case further elucidates that the person seeking specific performance has to demonstrate an enthusiastic and vehement willingness to fulfil their obligations as per the contract.


  • Inheritance Concerns: Although primarily a criminal case, it indirectly touches upon the motivations that might influence transfers of property due to inheritance.


  • Premature Action: The case emphasises the importance of timing in property transfer cases, stating that rights such as pre-emption only arise upon the completion of a sale.


  • Limited Ownership: This case highlights the principle that a limited owner, particularly a female owner under certain circumstances, does not have full rights to transfer property.


  • Unregistered vs Registered Deed: This case raises the point that an unregistered sale deed can take precedence over a registered one if possession has been transferred and the transaction is otherwise complete.


  • Protection under Unregistered Deed: This case expands on the previous point, stating that rights can be protected under Section 53-A of the Transfer of Property Act, 1882, if possession has been given pursuant to an unregistered deed.


  • What May Be Transferred: This case reiterates that any property given during a lifetime can at most be considered a gift and does not deprive the legal heir of their share in the legacy, aligning with Section 6(a) of the Transfer of Property Act, 1882.


This case clarifies several aspects of property transfer under the Transfer of Property Act, 1882. It emphasizes that a contract for the sale of immovable property is merely an agreement that such a sale will occur. The term “convey” in Section 5 is interpreted broadly to mean the passage of ownership, which only transpires upon the execution of a registered sale deed. Notably, Section 53-A provides a protective shield solely against the transferor and does not affect the ownership status of the proposed transferor until a legal conveyance occurs.


This case deals with the authenticity of gift-mutation and its ingredients, such as offer, acceptance, and delivery of possession. It highlights the scrutiny required to validate a gift, especially when relations between the parties are strained. The case implies that the legal validity of a property transfer via gift must be substantiated with adequate evidence and within the ambit of the Specific Relief Act and the Transfer of Property Act.


The case is significant for establishing that inheritance via a ‘Will’ does not constitute a transfer of property under Section 5 of the Transfer of Property Act, 1882. This means that such transfers are not subject to mutation fees, as they are not acts of transfer by a living person to another living person.


The case clarifies that the transfer of immovable property can only be done via a deed of conveyance that is both stamped and registered. It explicitly states that a power of attorney does not qualify as a transfer instrument under the Transfer of Property Act, 1882.


This case underlines the essentials of a ‘Sale’ and explores what constitutes its completion. Although the details are not provided, it likely touches upon the requirements for a sale to be legally binding.


This case underscores the autonomous rights of a woman in property matters. It states that a husband has no rights over his wife’s property unless she chooses to gift, sell, or otherwise dispose of it.


The case articulates that the intention of the parties involved is paramount in determining the nature of a property transfer. It advocates for a case-by-case approach, taking into account all available material to discern whether a transaction is, in fact, a sale.


This case questions the validity of a conveyance deed executed after the dissolution of a company. It clarifies that under Section 5 of the Transfer of Property Act, 1882, only a living entity, including a company, can transfer property. Therefore, a conveyance deed executed post-dissolution is void.


This case reiterates the points made in the 2013 CLD 1687 case and adds that a tenant is liable to pay rent to the new landlord if a legally valid transfer of property has occurred.

The principles extracted from these cases provide a multifaceted view of property transfer and sale, focusing on legal formalities, the role of intent, and the limitations of certain transfer methods like power of attorney or inheritance via a ‘Will’.

These cases raise broader questions of ownership and inheritance.

For instance, the principle that ownership only passes from one person to another after the execution of a conveyance deed is a cornerstone for any transaction involving immovable property. This reflects the importance of adhering to statutory requirements to ensure the legality of the transfer.

Likewise, the principle that a woman retains autonomous rights over her property adds another layer to the understanding of property rights, particularly in the context of marital relations. This could be a pivotal consideration in cases involving disputes between spouses over property ownership.

The cases also highlight the significance of intent and the necessity to scrutinise all available evidence to ascertain it. Whether it’s a sale, a gift, or a transfer through a ‘Will’, the intent of the parties involved is a critical factor that courts consider when determining the legality of the transfer.

Moreover, the emphasis on the limitations of power of attorney in transferring ownership rights in immovable property is crucial. This could potentially affect many cases where parties rely heavily on power of attorney as a convenient method for property transactions.

In summary, these cases offer a nuanced understanding of the legal landscape governing property transactions in Pakistan. They underscore the need for rigorous due diligence, the importance of understanding the statutory framework, and the imperatives of ensuring that all legal formalities are meticulously followed to effectuate a valid and enforceable transfer or sale of property.

  • Right to Premises vs Ownership (2006 PTD 1543, Lahore High Court, Lahore): This case emphasizes that having a right to premises does not necessarily grant one ownership of the property. This is crucial when determining the rights of tenants or lessees in property disputes.
  • Relinquishment (2000 YLR 652, Lahore High Court, Lahore): This case articulates that relinquishment occurs when the owner of a property abandons his right thereto. This principle could be particularly relevant in cases involving abandonment or forfeiture of property.
  • Extent of Property Transfer (2000 YLR 2286, Lahore High Court, Lahore): Here, the court clarifies that unless otherwise stated, the transfer of property means a complete transfer “from bottom to the sky.” This can have implications in cases where the extent of property transfer is in dispute.
  • Validity of Dower in Nikahnama (2000 YLR 2291, Lahore High Court, Lahore): This case, while not directly about property transfer, emphasizes the legal sanctity of contractual obligations. It suggests that terms agreed upon in legally-recognized documents like a Nikahnama are binding, which could be extrapolated to property sale agreements.
  • Partition as a Form of Transfer (1989 MLD 1908, Supreme Court of India): This case highlights that while partition is not a transfer of property in the conventional sense, it is covered by principles underlying property transfer laws. This is important for interpreting the legal status of partitioned properties.
  • Family Arrangement vs Partition (1989 MLD 2899, Supreme Court of India): This case distinguishes between ‘family arrangement’ and ‘partition’, indicating that a subsequent memorandum of partition is a family arrangement and does not necessarily require registration.
  • Genuineness of Sale Agreement (1989 CLC 1318, Karachi High Court, Sindh): This principle focuses on the importance of producing satisfactory evidence to support an agreement for the sale of property. The legal weight given to such evidence can determine the outcome of property disputes.
  • Violation of Pre-emption Rights (1983 CLC 615, Peshawar High Court): This case discusses the violation of pre-emption rights, emphasizing that a transfer of property during the pendency of a suit violates pre-emption laws.
  • Capital Gains Tax on Immovable Property (1983 CLC 1153, Lahore High Court, Lahore): This case broadens the understanding of what constitutes ‘immovable property’ for the purpose of capital gains tax. It states that a leasehold of land and full ownership rights in superstructures permanently fastened to such land are considered ‘immovable property’.
  • Ownership Transfer through Power of Attorney (2021 CLC 1121, Karachi High Court, Sindh): This case clarifies that a power of attorney, even if irrevocable and coupled with interest, does not serve as a transfer of property. The only valid transfer is through a registered deed of conveyance, which complies with Section 54 of the Transfer of Property Act, 1882.
  • Spousal Rights over Property (2020 PLD 269, Supreme Court): This principle asserts that a husband has no right to his wife’s property unless she elects to gift, sell, or otherwise dispose of it. It emphasizes the independence of married women in matters of property ownership.
  • Intention in Property Transfer (2013 YLR 121, Supreme Court of Azad Kashmir): This case focuses on the importance of the intention of the parties involved in a property transaction. Courts must look into the intent and conditions under which a property transaction was entered into.
  • Validity of Transfer from Dissolved Entity (2013 SCMR 1497, Supreme Court): This case raises questions about the validity of a property transfer conducted through a conveyance deed from a company that had already been dissolved. It highlights the need for due diligence in checking the legal status of the transferor.
  • Transfer in Pendency of Suit (1983 CLC 615, Peshawar High Court): This case underscores the importance of the timing of the property transfer. Any transfer that occurs during the pendency of a suit involving the said property is in violation of the law.
  • Tax Implications of Property Transfer (1983 CLC 1153, Lahore High Court, Lahore): The case discusses the tax implications related to the transfer of immovable property, shedding light on what constitutes a ‘transfer’ for the purposes of capital gains tax.
  • Transfers by Operation of Law (1983 PLD 11, Karachi High Court, Sindh): This case provides clarity on the scope of Section 40 in conjunction with Sections 2(d) & 5 of the Transfer of Property Act, 1882. It establishes that these provisions are applicable to transfers of property arising from acts inter-parties and do not extend to transfers made automatically by the operation of law.
  • Transfer by Will (1961 PLD 206, Supreme Court): This case explores the nature of wills in relation to Section 15 of the Transfer of Property Act, 1882. It confirms that a will is considered a transfer within the meaning of Section 15. Moreover, it notes that transfers by will are not specifically dealt with by the Act, directing attention instead to the provisions of the Succession Act, 1925.
  • Scope of Transaction Inter Partes (1958 PLD 389, Karachi High Court, Sindh): Similar to the 1983 PLD 11 case, this one further emphasizes that the term “Transfer of property” in Section 5 of the Transfer of Property Act, 1882, pertains to transactions inter partes. It clarifies that the Act does not govern transfers that arise by operation of law.
  • Exclusivity of Property Sale (2001 MLD 125, Lahore High Court, Lahore): This case elucidates that a piece of land cannot be sold twice by the same vendor. In the eyes of the law, the sale deed executed later in time for the same piece of land would carry no weight or value. This highlights the principle of exclusivity in property sales.
  • Conditions for Oath in Property Sale (1991 PLD 1131, Supreme Court): The case deals with the acceptance of an oath as evidence for the sale amount of land. The court was concerned about whether due compliance of law had taken place in accepting the oath, which brings up questions around the evidentiary requirements and their compliance in property transactions.
  • Oral Sale and Pre-emption (1987 MLD 3316, Lahore High Court, Lahore): The case provides that a pre-emption suit would be competent against an oral sale of land, which was not prohibited by the provisions of the Transfer of Property Act at that time. This case gives insights into the forms of property sale that are legally acceptable and those that are not.
  • Specific Performance and Sale Agreement (1984 CLC 1439, Lahore High Court, Lahore): This case makes it clear that a sale agreement, which surrenders right in property for a limited period, cannot amount to an agreement to sell property. Thus, it establishes parameters for what can be considered a legally enforceable sale agreement.
  • Effect of Declaratory Decree on Female Limited Heir (1959 PLD 356, Supreme Court): The case talks about the impact of a declaratory decree under custom on a female limited heir’s own Muslim Law share in property. It discusses the conditions under which an alienee from such heir would retain or lose the property. This adds a dimension of inheritance laws intersecting with property transfer laws.
  • Applicability of Act to Transfers by Operation of Law (1983 PLD 11, Karachi High Court, Sindh): This case delineates that the provisions of the Transfer of Property Act apply only to transfers resulting from an act between parties (inter partes) and do not extend to transfers made by operation of law. This distinction clarifies the scope of the Act and is essential for understanding the types of property transfers that fall under statutory regulations.
  • Transfers by Will (1961 PLD 206, Supreme Court): The case clarifies that transfers by will are not dealt with by the Transfer of Property Act but are instead governed by the Succession Act. This establishes the boundaries between different types of property transfers and the respective laws that govern them.
  • Transaction Inter Partes (1958 PLD 389, Karachi High Court, Sindh): Similar to the 1983 PLD 11 case, this one also emphasizes that the term “transfer of property” as used in the Transfer of Property Act 1882 applies to transactions between parties and does not include transfers that arise by operation of law.
  • Prohibition Against Multiple Transfers (1973 PLD 167, Peshawar High Court): While not much detail is provided, the citation suggests that the case likely deals with prohibitions against multiple transfers, which would be in line with the exclusivity principle found in other cases.
  • What May Be Transferred (2023 PLD 40, Quetta High Court, Balochistan): This case establishes the principle that the expected share of a presumptive legal heir, given by a predecessor during their lifetime, does not preclude the legal heir from claiming their share in the legacy upon the predecessor’s death. It aligns with Section 6(a) of the Transfer of Property Act, 1882, reinforcing the idea that legacy rights accrue at the time of death.
  • Validity of Gift (2011 CLC 275, Peshawar High Court): This case specifies that a gift not made for a lawful object and consideration, particularly one aimed to deprive legal heirs of their rights, does not fulfill the prerequisites of a valid gift under Section 6(h) of the Act and Section 2(g) of the Contract Act.
  • Property Under Encumbrance (2006 YLR 2938, Lahore High Court, Lahore): This case articulates that a vendee, while purchasing property, must seek the original title documents from the vendor. Protection under Section 41 of the Transfer of Property Act, 1882, cannot be extended if the sale is under encumbrance.
  • Limitation on Transfer of Title (2006 CLC 110, Karachi High Court, Sindh): This case reaffirms the principle that an owner cannot transfer a better title than they themselves possess, aligning with Section 6 of the Act.
  • Enforcement of Bank Claim (2005 CLD 219, Karachi High Court, Sindh): This case elaborates on the non-transferable nature of an expectancy of inheriting a share in property, in line with Section 6 of the Act.
  • Void Ab Initio Transfer by Minor (2003 YLR 1870, Lahore High Court, Lahore): The case establishes that a transfer made by a minor is void ab initio, although the sale by the major vendors remains valid. This is critical for understanding the limitations on who can validly act as a transferor.
  • Power of Attorney for Non-Existent Rights (2002 MLD 322, Lahore High Court, Lahore): This case clarifies that a power of attorney executed when the transferable rights are not yet in existence is invalid.
  • Term ‘Spes Successionis’ (2001 YLR 3153, Karachi High Court, Sindh): This case explicates that a person’s expectation of succeeding to an estate (known legally as “spes successionis”) is not a transferable interest under Sections 6 & 7 of the Act.
  • Cholistan Development Authority (1998 CLC 1464, Lahore High Court, Lahore): While not directly related to the Transfer of Property Act, this case contains principles regarding the validity of allotments and transfers made under different schemes and acts, emphasizing the need for legality and transparency in such transfers.
  • Specific Performance of Agreement to Sell (1998 CLC 497, Lahore High Court, Lahore): This case demonstrates that a defendant can’t evade an agreement to sell by invoking that the property is under litigation or that a Permanent Transfer Deed hasn’t been received. It reinforces that Section 6(d) of the Transfer of Property Act, 1882, does not necessarily invalidate a suit for specific performance if the evidence shows the defendant acted in bad faith.
  • Trust for Benefit of Grandchildren (1996 PTD 132, Calcutta High Court, India): This Indian case explores the valuation of a trust for wealth-tax purposes and touches upon Section 6 of the Transfer of Property Act, 1882, although the focus is not directly on property transfer.
  • Vendor’s Title Based on Court Decree (1990 MLD 1592, Lahore High Court, Lahore): This case establishes that a vendor who has acquired property on the basis of a court decree is fully entitled to transfer it, and objections regarding the validity of that decree can only be taken by parties to the decree.
  • Power of Attorney for Non-Existent Rights (1989 PLD 440, Lahore High Court, Lahore): This case reiterates the principle that a power of attorney cannot confer the power of sale on an attorney for rights that are not yet in existence, aligning with Section 6 of the Act.
  • Relinquishment of Reversionary Rights (1987 SCMR 1029, Supreme Court): This complex case touches upon the interplay between custom, Muslim Personal Law, and Section 6(a) of the Transfer of Property Act. It raises questions about the validity of transferring or surrendering reversionary rights under custom and Muslim law.
  • Rights Transferred by Way of Assignment or Subrogation (1987 CLC 1376, Karachi High Court, Sindh): This case specifies that rights transferred by way of assignment or subrogation are not hit by the prohibition contained in Section 6(e) of the Act.
  • Validity of Relinquishment Deed (1987 SCMR 1029, Supreme Court): Similar to the earlier cited SCMR 1029 case, this focuses on the validity of a relinquishment deed executed by a Muslim female limited owner under custom.
  • Interference with Permanent Transfer Deed (1983 PLD 163, Supreme Court): This case stipulates conditions under which a Permanent Transfer Deed can be interfered with, specifically in instances of proven misrepresentation and fraud.
  • Termination of Tenancy (1980 PLD 548, Lahore High Court, Lahore): This case clarifies the method of serving notice for termination of tenancy, stating that a telegram is not a valid notice sent by post within the meaning of Section 106 of the Act.
  • Non-Assignable Rights (1978 PLD 387, Karachi High Court, Sindh): This case states that a right that has not matured into a debt cannot be assigned, aligning with Section 6 of the Act.
  • Fraudulent Power-of-Attorney (1977 SCMR 479, Supreme Court): This case points to the careful scrutiny needed when it comes to power-of-attorney documents, particularly when there are signs of forgery or fraud. It underlines the importance of not overlooking inconsistencies in such legal documents and aligns with Section 6 and Section 17 of the Contract Act, 1872.
  • Subrogation in Marine Insurance (1963 PLD 663, Supreme Court): This case clarifies that under Section 135-A of the Transfer of Property Act, 1882, an insurer can sue a tortfeasor in its own name after compensating the insured, a principle adapted from English law but given statutory backing in Pakistan.
  • Insurer’s Right to Sue (1961 PLD 317, Karachi High Court, Sindh): This case reaffirms that an insurer may sue in its own name after satisfying the claim of the insured. It emphasizes that the strict procedure of English Common Law isn’t necessary when there’s statutory recognition of the insurer’s right.
  • Concurrent Lease (1960 PLD 103, Karachi High Court, Sindh): This case indicates that a new lease can operate as a transfer of reversion and is valid, thereby not being a mere right of re-entry. Section 6(b) of the Act is not a bar to such subsequent leases.
  • Agreement Regarding Transfer of Ownership (1960 PLD 764, Lahore High Court, Lahore): This case suggests that even if a transferor comes into ownership after an agreement, the transferee may sue to have the transfer effected. It raises important questions about the timing of ownership and transfer agreements under Section 6 of the Act.
  • Relinquishment by Muslim Heir (1956 PLD 795, Lahore High Court, Lahore): This case deals with the issue of whether a Muslim heir can validly and enforceably relinquish an expected inheritance for consideration, and whether such relinquishment operates as estoppel under Section 6 of the Act.
  • No Privity of Contract Between Railway and Insurer (1956 PLD 878, Lahore High Court, Lahore): This case clarifies that the Railway’s responsibility for loss is to the consignor only and not to the insurer of the goods, thereby conferring no locus standi on the insurer to sue, even with a letter of subrogation.
  • Exception for Expectancies (1955 PLD 1, Federal Court of Pakistan): This case notes that expectancies are assignable in equity for value, even in provinces where the Transfer of Property Act, 1882, is not in force.
  • Vested Remainder Not a Mere Expectancy (1953 PLD 1, Peshawar High Court): This case distinguishes between a vested remainder and a mere expectancy of succession by survivorship, highlighting the specificity required in interpreting Section 6 of the Act.
  • Right to Re-conveyance (1952 PLD 166, Lahore High Court, Lahore): This case raises the question of whether the right to re-conveyance constitutes property under Section 6 of the Act.
  • Right to Re-conveyance (1952 PLD 166, Lahore High Court, Lahore): This case focuses on the concept of re-conveyance within the ambit of Section 6 of the Transfer of Property Act, 1882. It raises the intriguing question of whether the right to re-conveyance should be considered ‘property’ that can be transferred. This interpretation would significantly impact the scope of transactions and arrangements that could be legally executed.
  • Dispute Over Land and Compromise Deed (1951 PLD 117, Lahore High Court, Lahore): This case grapples with a multi-faceted family dispute involving a mother, step-mother, sister, and reversioners of the last male owner of a piece of land. The case particularly centers on a compromise deed executed to avoid further litigation and settle the uncertainties regarding their respective shares in the property. The court’s focus was on whether such a deed would be considered an invalid transfer of expectancy under Section 6(a) of the Transfer of Property Act, 1882.
  • Dil Nawaz Khan v. Mst. Nek Bibi (2022 YLR 418, Peshawar High Court): This case addresses the contentious issue of transferring property through a gift between spouses whose relations are strained. The case reveals that the onus to prove the legality and genuineness of such a gift lies heavily on the donor, especially when the relationship between the parties is not amicable.
  • Fawad Ishaq v. Mst. Mehreen Mansoor (2020 PLD 269, Supreme Court): This landmark ruling strongly affirms that a woman has full authority over her property and does not require her husband’s or any male relative’s permission to transfer it. The case elucidates that only persons competent to contract and entitled to transferable property can actually execute a legal transfer.
  • Mehar Muhammad v. Muhammad Younas (2016 CLCN 36, Lahore High Court, Lahore): This case implies that a transferee is bound by any cancellation of an allotment in favour of the transferor, shedding light on the limitations of a transferee’s rights.
  • Abdul Raheem v. Ehsan (2015 CLC 1433, High Court Azad Kashmir): This case adds another layer to the notion of competence to transfer, emphasising that a legitimate contract for sale can only be made by a competent person. The case also touches on the requirements for a valid sale contract, which, if not met, disqualify a person from being competent to transfer.
  • S.M. Shoaib Baghpati v. Umar Gul Aga (2015 PLD 481, Karachi High Court, Sindh): This case explicitly states the conditions for competence in property transfer, which are a clear title to the property or authorisation from a competent person.
  • Maulana Abdul Haque Baloch v. Government of Balochistan (2013 PLD 641, Supreme Court): This comprehensive judgement states that an interest under a void agreement can’t be transferred, and one must be competent to contract to transfer property. It underlines the need for compliance with multiple statutes to establish the legality of a transfer.
  • Abdul Hameed v. Abdul Ghafoor (2011 MLD 1836, Peshawar High Court): This case focusses on the responsibilities of an attorney as an agent in property transactions, highlighting that when an attorney transfers property, especially in their name, the onus to prove the legality of the transaction lies heavily on them.
  • Muhammad Shabbir v. Sub-Registrar, Peshawar District Court, Peshawar (2011 PLD 228, Peshawar High Court): This case succinctly points out that a transferor with a better title can convey the same to the transferee, thereby affirming the competency based on title clarity.
  • Collector of Central Excise and Sales Tax v. Pakistan Fertilizer Company Ltd. (2007 SCMR 351, Supreme Court): This case makes it evident that conditional titles conferred through leases cannot be altered by courts without involving all necessary parties, such as the government. An auction purchaser cannot sell leasehold rights in violation of the terms set in the original Indenture of Lease.
  • Messrs Pak. Fertilizer Co. v. Government of Sindh (2005 CLD 61, Karachi High Court, Sindh): This case, similar to the 2007 Supreme Court case, also deals with the denial of a ‘No Objection Certificate’ for the sale of property by an auction purchaser.
  • Muhammad Zofigan v. Muhammad Khan (2004 PLD 255, Lahore High Court, Lahore): This case highlights that minors are not competent to enter into sale contracts. The sale of a minor’s property by his father is declared void ab initio.
  • Tauqeer Ahmed v. Bashir Ahmed (2001 YLR 3153, Karachi High Court, Sindh): This case clarifies that one cannot transfer the chance of succession, known legally as “spes successionis”. It emphasises that a living person’s property cannot be transferred by someone expecting to inherit it.
  • Itbar Shah v. Ahmad Shah (2001 CLC 1021, Peshawar High Court): This judgment succinctly states that a person can only transfer the title or right they themselves possess in the property.
  • Muhammad Bashir v. Muhammad Siddique (1997 CLC 466, Supreme Court of Azad Kashmir): Here, the court established that only those recorded as owners in public documents or those legally authorised by the owner are competent to transfer property.
  • Prudential Investment Bank Ltd. v. National Motors Ltd. (1996 MLD 1937, Karachi High Court, Sindh): This case highlights that a suit for declaration and permanent injunction against property transfer must disclose a valid cause of action, failing which the suit could be barred.
  • I.TA. No. 7663/KB of 1992-93 v. I.TA. No. 7663/KB of 1992-93 (1994 PTD 739, Income-Tax Appellate Tribunal, Pakistan): The case specifies that a co-sharer in common property can sell, mortgage, or lease their interest to another co-sharer or stranger.
  • Shahbaz v. Azad Government of the State of Jammu and Kashmir (1992 MLD 2121, Supreme Court of Azad Kashmir): This case clarifies that only those competent to contract and entitled to transfer property can execute a sale deed.
  • Sher Muhammad v. Muhammad Aslam (1989 MLD 4508, Lahore High Court, Lahore): This case explores the territorial limitations for the applicability of the Act. The court clarified that land not situated within the limits of any Municipal Committee could be sold without a registered document, relying solely on sanctioned mutation.
  • 1983 CLC 1853 (Lahore High Court, Lahore): This case deals with the absence of a vendor’s vested right in the property sold. The vendor, who was the husband, had already transferred the entire land to his wife as part of her dower. The vendees, who purchased in good faith from the husband, therefore, gained no rights, as the husband was not vested with any rights in the property at the time of the sale.
  • Kala Khan v. Shah Hussain (1983 CLC 684, Peshawar High Court): This judgment focuses on the rights of a vendee in the context of partition. The court held that a vendee who bought from a co-sharer cannot ask for a partition of that part of the property of which the vendor was not in possession. This is significant as it addresses the equitable rights that arise in cases of partition.
  • Malik Muhammad Jawaid v. Province of Sindh (2009 CLC 1022, Karachi High Court, Sindh): This case highlights the principle that no one can transfer a title better than what they themselves possess. It underscores the implications of this principle in the context of lease and licensing agreements, particularly when government bodies and associations are involved.
  • Mst. Aqila Begum v. Pakistan Employees Cooperative Housing Society Ltd (2004 PLD 1, Karachi High Court, Sindh): This judgment reiterates that a transferee cannot derive a better title and right than the transferor. It emphasizes the necessity for the transferor to possess a valid and legal title.
  • Allah Ditta v. Naeem Raza (2004 SCMR 982, Supreme Court): This case focuses on the legal incapacity of a minor to transfer property. It illustrates the void nature of such transactions and their non-enforceability.
  • Shaukat Ali Mian v. Trust Leasing Corporation Ltd (2002 CLD 1071, Lahore High Court, Lahore): The case delves into the nuances of agreements to sell entered into before the attachment of property in the execution of a decree. It establishes that an auction-purchaser is bound by such pre-existing agreements if they had notice of them.
  • Muhammad Bashir v. Muhammad Siddique (1997 CLC 466, Supreme Court, Azad Kashmir): This case, which also references Section 7, discusses the competencies required for transferring ownership through various instruments, such as affidavits. It affirms that only interests in the property that the transferor possesses at the time of transfer will pass to the transferee.
  • Mumtaz Ahmed v. Razia Zaheer (1993 CLC 1602, Karachi High Court, Sindh): This case distinguishes between the right to recover rent and the right to pursue eviction proceedings, highlighting that the latter can continue even after the death of the original landlord.
  • Arshad Mehmood Siddiqui v. Muhammad Haroon (1992 MLD 810, Karachi High Court, Sindh): This case confirms that the purchaser of a property would succeed only to the rights that have already accrued to the previous owner of the property.
  • Mazhar Ul Islam v. Mafia (1991 PLD 835, Supreme Court): This case discusses the conditions under which a transferee can initiate ejectment proceedings based on the default in payment of rent by a tenant. It emphasises the need for an express covenant in the lease agreement permitting the lessor to re-enter the property in case of default.
  • M.B. Aazmi v. Homee & Jamshed (1989 MLD 4691, Karachi High Court, Sindh): This judgment reinforces the concept that a transferee inherits all rights, titles, and interests that the transferor has at the time of the transfer. It underscores the continuity of rights from one property owner to the next.
  • Arshad Mahmood Siddiqui v. Muhammad Haroon (1984 CLC 1750, Karachi High Court, Sindh): This case is particularly interesting for its discussion on how rights in respect of rented properties are not personal to the landlord and can pass on to a new owner. It clarifies that a new landlord can continue to prosecute rent applications on the ground of default.
  • Manzoor Ahmad v. Muhammad Amin (1982 SCMR 894, Supreme Court): This case examines the rights and obligations that pass on to legal representatives or new vendees upon the death or transfer of property by the original transferee. It confirms that such successors have the same rights as the original transferee, including the right to seek eviction of a tenant.
  • Muhammad Ishaque v. Abdul Haque (1982 CLC 665, Karachi High Court, Sindh): Similar to the Siddiqui case, this one also discusses how a new landlord, who acquired the property during the pendency of an appeal, inherits the rights of the previous landlord.
  • Karachi Tools & Hardware Mart v. National Motors Ltd., Karachi (1981 CLC 913, Karachi High Court, Sindh): This case delves into the complexities arising out of change in ownership of an industrial concern, and whether such changes affect ongoing eviction proceedings. It was held that a change in name did not constitute a transfer of property, and thus did not invalidate the proceedings.
  • Bagh-e-Shah v. Muhammad Akhtar Hussain (1977 PLD 460, Karachi High Court, Sindh): This case discusses who qualifies as a “landlord” under the law when the property is let out by someone other than the owner. It was held that the person entitled to receive rent, even if not the owner, could be considered the landlord for the purposes of the law.
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These cases further elaborate on the scope and limitations of the rights and obligations that a transferee inherits from the transferor, especially in the context of leased or rented properties. Such jurisprudential developments are essential for understanding the nuances of property law and for advising clients effectively in property-related disputes or transactions.

By The Josh and Mak Team

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