Understanding Registry vs Fard in Pakistani Real Estate

Difference between Registry and Fard

In the field of Pakistani real estate, two terms frequently appear during property transactions: registry and fard.  While both pertain to the ownership and authentication of land or property, they serve distinct functions and are issued by different bodies.  Misunderstanding these documents might result in legal issues, disagreements, and even fraud.  As a result, it is critical for property purchasers, sellers, and investors to grasp the distinctions and the process of analyzing each.

What is a Registry?

Registry is the legal and original document that confirms the transfer of property ownership from one party to another.  It is prepared and recorded in the Registrar’s Office, also known as the Registry Office, and serves as proof that a specific person holds legal title to a piece of land or property.

This document comprises the buyer and seller’s names, the date of the transaction, and basic property information such as location.  It also offers particular information such as plot size, boundaries, or prior ownership history.  It merely validates that the listed individual completed a legal transaction and gained ownership via a formal process.

Example

Suppose Mr. Ahmed buys a plot in Lahore.  After completing the payment and formalities, the Registry Office will send him a registry document indicating that the plot has been legally transferred into his name. Mr. Ahmad now holding the original paper is called registry.

What is a Fard?

Fard is a Paper Copy for record checking. It gives us the information about the land honour.Fard, also known as “Fard Malkiat,” is an extract from the Land Revenue Record maintained by the Land Revenue Department or Patwari office. It provides detailed information about the property including:

• Owner’s name
• Plot size and location
• Khasra and Khatooni numbers (for rural areas)
• History of ownership
• Whether the property is under dispute or not

A fard is often required when a person is applying for a loan against property, conducting due diligence before purchase, or transferring ownership.

Example

Let’s say Mr. Bilal wishes to buy an 8-marla land in Rawalpindi.  Before proceeding with the transaction, he goes to the Land Revenue Office to request a fard.  This document shows that the land is in the seller’s name, measures 8 Marla, and is free of encumbrances or disputes.  Mr. Bilal can now securely proceed with the registering process.

Key Differences between Registry and Fard

How to Investigate Registry and Fard in Pakistan

Proper investigation of these documents is vital before buying or selling property. Here’s how you can verify each:

1. Verifying Registry:

• Visit the Registrar’s Office where the property is registered.
• Ask for a copy of the registered sale deed (registry).
• Ensure that the seller’s name matches official identity documents.
• Check that the document is signed and sealed by the authorized registrar.

2. Verifying Fard:

• Visit the Land Revenue Office or contact the Patwari responsible for the area.
• Request the latest Fard Malkiat for the plot.
• Cross-check the owner’s name, plot size, and Khasra number.
• Look for any legal disputes, mortgage entries, or third-party claims.

Alternatively, many districts now offer online land records where fard can be checked through the provincial land record management systems such as:

• Punjab Land Records Authority (PLRA)
• Sindh Board of Revenue
• Khyber Pakhtunkhwa Land Record Management
• Balochistan Land Revenue Department

Why You Need Both

While the registration verifies that a person legally purchased a property, only the fard provides a complete picture of ownership and property information.  Relying on one without the other can result in issues.  In many fraud cases in Pakistan, the vendor produces a registry, but the fard shows that the property was never transferred or had outstanding problems.

 Both registration and fard are critical components of Pakistan’s real estate problem.  Understanding their differences, understanding where to get them, and how to verify them can help you avoid legal issues and make sound decisions.  Before engaging into any real estate deal, make sure to inspect both documents and, if possible, seek legal or real estate expert assistance.

By staying informed, you not only protect your investment but also contribute to a more transparent property market in Pakistan.