Titling What is Title? “Title is an absolute right of ownership of a person in the immovable property. ”
Title Registration Issues • There is no single agency for maintaining the record of rights of property • Land is owned by different agencies • State does not guarantee the title to property • Registration of document do not certify the title to property • There is no centralized land registration system • Title is not insured in Pakistan • Bogus entries in record of rights of property
Presentation by Muhammad Akram Tariq General Manager/Zonal Chief Housing Projects Zone H. B. F. C. TITLE DOCUMENTS July 4 th, 2007
TITLE DOCUMENTS TYPES OF LAND METHOD OF TRANSFER By Operation of Law By Act of Parties Free hold land Lease hold land Evacuee land Military (Cantonment) land Government granted land Allotted land Abandoned land TYPES OF RIGHT Lease hold right Ownership Right
TITLE DOCUMENTS WHO MAINTAINS RECORD OF RIGHTS Development Authorities Tehsildar / Mukhtarkar Housing Societies Military Estate Office Housing & Physical Planning Department (Punjab – NWFP)
S # 1. Station Karachi Division Title Documents Other documents required for investment Lease hold properties 1. 2. 3. 4. Lease/Sub-Licence Sale Deed (if there is subsequent transaction) Gift Deed (If property is gifted) Exchange Deed (if Property is acquired in exchange). 1. 2. 3. 4. 5. Mutation/Transfer Permission to Assign NEC / (Search Certificate) Site Plan Building Plan duly approved alongwith approval letter Free hold properties 1. 2. 3. 4. Registered Sale deed Last Jama Bandi OR Certified copy of City Survey extract OR Deh Form (II) Gift Deed (If property is gifted) Exchange Deed (if Property is acquired in exchange). 1. 2. 3. Mutation/Transfer NEC Building Plan duly approved alongwith covering letter
2. Hyderabad/ Mirpur. Khas Division A. Free hold properties (Rural Areas): 1. 2. 3. L-20, Ownership Certificate duly issued by the Taluka Mukhtiarkar or Sanad Deh Form-VII Deh Form-II (Mutation) B. Free Hold Property (Urban Areas): 1. 2. P. T. O. /P. T. D/Sale Deed/Gift Deed City Survey Extract/Deh Form-II (Mutation) Statement issued by the Legal Heirs alongwith copy of statement from City Survey in cases of heir-ship 3. 1. 2. 3. 4. 1. 2. 3. N. E. C. for last 12 years Approved Building Plan with approval letter Approved Site Plan Aks-e-Shajra N. E. C. for last 12 years Approved Building Plan with approval letter Approved Site Plan
Hyderabad/ Mirpur. Khas Division C. Lease Hold Property: 1. Lease Deed/Sub-Lease Deed/Sale Deed/Gift Deed Deh Form-II (Mutation) Allotment order 2. 3. 1. 2. 3. 4. D. Permission to Assign (L-19) N. E. C. from the date of execution of lease deed Approved Building Plan with approval letter Approved Site Plan Cantonment Areas: 1. 2. Lease Deed Extract of the Property (G. L. R) 1. 2. 3. 4. Clearance Certificate from MEO Permission to Assign (L-19) Approved Building Plan with approval letter Approved Site Plan
3. Sukkur/ Larkana/ Jacobabad/ Dadu/ Khairpur 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Urban Area Sale Deed P. T. . D/P. T. O (Old properties) F. T. O. (Old properties) Gift deed Lease Deed/Sub-lease deed City Survey Extract Deh Form-II Deh Form-VII Mutation 2. Rural Area 1. Owner Ship Certificates issued by Union Council Authorities Owner Ship Certificate issued by Mukhtiarkar concerned Deh Form-II 2. 3. 1. N. E. C. 2. Permission to Assign 3. Approved Building Plan with approval letter 1. N. E. C. 2. Approved Building Plan 3. Development Certificate issued by Union Council
4. Multan/ Bahawalpur Division A) Free hold properties (Urban) 1. Sale Deed/Gift Deed/Exchange Deed/Court Decree 2. Court certified copy of Mutation 3. Copy of record of Right (Fard Malkiyat) B) Urban area land where no record is available in Revenue Department: 1. P. T. D. 2. Confirmation of P. T. D. 3. PT-I C) Lease Hold Property: 1. Lease Deed/Sub Lease Deed 2. Extract from GLR in Cantt Area 1. 2. 3. 4. Aks-e-Shajra N. E. C. for last 12 years Approved Building plan + Approval letter N. E. C (for the last 12 years) Clearance certificate from Excise & Taxation Department Building plan + Approval letter Indemnity Bond regarding finality of P. T. D. Permission to Assign Building Plan + Approval letter N. E. C. from the date of Lease Deed Approved Building Plan
5. Lahore/ Gujranwala Division A) 1. 2. 3. 4. Free Hold Properties: Registered Sale Deed Certified copy of Mutation Jamabandi L-20 (In case of rural area) B) Government Schemes: 1. Registered Sale Agreement/Sale Deed 2. Transfer letter/Allotment letter C) Lease Hold & Contentment Schemes: 1. Registered Lease deed/Sub-Lease 2. General Land Register (Certificate) 1. Akse-Shujra 2. N. E. C. 3. Building plan with approval letter 1. 2. 3. 4. 5. Permission to assign Possession order Site Plan N. E. C. Building Plan with approval letter 1. 2. 3. 4. Permission to assign N. E. C. Site Plan Building Plan with approval letter
6. Faisalabad/ Sargodha Division A) Free Hold property (Urban Area) 1. 2. 3. 4. 1. 2. 3. Sale deed, Gift deed (Regd) Mutation Fard Jamanbandi Aks-e-Shijra N. E. C. Approved Building Plan with approval letter B) Evacuee Property (Urban Area) 1. 2. PTD/PTO Confirmation of PTD (Permanent Transfer deed) 1. 2. 3. N. E. C. Approved Building Plan with approval letter Permission to Assign C) FDA/Punjab Govt. Housing Scheme (Urban) 1. 2. 3. Sale Agreement (Regd. ) Allotment order Transfer letter (in case of transfer of plot) 1. 2. 3. 4. Possession slip N. E. C. Permission to Assign Approved Building Plan with approval letter
Faisalabad/ Sargodha Division D) Cantonment Board (Urban Area) 1. 2. 3. Lease deed MEO letter Copy of G. L. R. 1. 2. 3. Permission to assign N. E. C. Approved Building Plan with approval letter 1. 2. N. E. C. Approved Building Plan with Approval letter from District Council/Union Council concerned E) Rural Area: 1. 2. 3. 4. Sale Deed Mutation or Oral Mutation Jamanbandi L-20 (Assurance certificate)/Demarcation Certificate
7. Islamabad (Capital Area) Other cities of Islamabad Zone 1. Allotment Letter/Transfer order 1. 2. 2. 3. 4. 6. * After complition of house a Conveyance Deed is executed between CDA and Allottee Permission to Assign Site Plan/ Layout Plan Demarcation Certificate Upto date NEC Approved Building plan alongwith approval letter Certificate of soundness/value of building for house purchase Possession order/slip 1. 2. 3. Akse Shajra duly demarcated Upto date NEC Approved Building Plan 5. A) 1. 2. 3. Free hold properties (Urban Registered Sale deed/Gift Deed Last Jamabandi, or city survey record Mutation or sakni certificate from Tehsildar if plot is Shamile Abadi Area
Islamabad (Capital Area) Other cities of Islamabad Zone B) Free hold property (Rural) The following documents are required in addition to above documents: 1. L-20 from Tehsildar • Co-sharer Affidavit (in case of co-sharer) • • 2. 3. 4. 5. Permission to Assign Possession order Site Plan of Plot Upto date NEC Approved Building Plan Letter of approval of the building plan 1. 2. 3. Upto date NEC Site Plan Original Approved Building plan with approval letter C) Lease hold property of Cantonment Area 1. 2. Lease deed/Sub Lease duly registered GLR (General Land Register) D) Evacuee Property: 1. 2. 3. Permanent Transfer Deed PT-1 Subsequent Transfer
Islamabad (Capital Area) Other cities of Islamabad Zone E) Government Colonies/Lease Hold Properties: • Sale Agreement duly registered • Allotment order 1. 2. 3. 4. 5. Possession Slip Site Plan Permission to Assign N. E. C. (from the date of Sale Agreement) Building Plan + Approval Letter E) Rural Area property: 1. Oral Mutation (Court Certified Copy 2. Building Plan + Approval Letter 3. Mutation (Court Certified Copy Copies of Record of Right (Fard Malkiyat) for the Last 12 Year 4. L-20 (HBFC/Certificate of Assurance) by tehsildar (Sakni Certificate) 1. 2. Aks-e-Shajra N. E. C. (for the last 12 Years)
8. Peshawar Division/ NWFP A) Lease Hold Properties: 1. Sale Deed 2. Lease Deed 3. Gift Deed 4. Permanent Transfer Deed in case of Evacuee Property (PTD) 5. Mutation Certificate B) Free Hold Properties: 1. Last Jamabandi or City Survey Extract 2. Sale Deed (in case of purchase) 3. Mutation 1. Permission to Assign 2. Approved Building Plan with approval letter 3. Approved Site Plan 1. Certificate of Assurance by Collector 2. N. E. C. 3. Aks-e-Shajra 4. Building Plan
9. Abbottabad/ A) Lease Hold Properties: Hazara 1. Lease deed or agreement for sale/Sale Division/ deed Northern Areas 1. 2. 3. 4. Site plan of the plot Permission to Assign N. E. C. Approved Building Plan with approval letter B) Free Hold Property: 1. Mutation 2. Last Jamabandi 3. Sale deed (in case property is purchased by applicant) 1. Aks-e-Shajra 2. Site plan 3. Assurance Certificate (L-20 in case of Rural Area) 4. N. E. C. 5. Approved Building Plan with approval letter. C) Un-Settled Area of Northern Areas: 1. 2. Un-settled area form (designed by HBFC Management) L-20 1. N. E. C. 2. Approved Building Plan with approval letter
10. Azad Jammu and Kashmir A) Land of Development Authorities: Allotment Order/Transfer Order duly registered with the Sub-Registrar 1. 2. 3. 4. B) Land of Municipal Corporations: Allotment order/Transfer order duly registered through state officer Site plan of the plot Permission to Assign N. E. C. Approved Building Plan with approval letter -do- C) Evacuee Land: Allotment Order / Transfer Order. -do- D) Govt. Land: Allotment Order issued by Settlement Commissioner (This land is allotted to refugees only ) E) Free Hold Land: Fard of ownership / Sale Deed / Transfer Deed 1. 2. 3. Aks-e-Shajra N. E. C. Approved Building Plan with approval letter
11. Quetta/ Bolochistan A) Lease hold properties 1. 2. 3. • • Lease Deed Sale Deed (in case of subsequent transaction) Mutation • • • Fard Jamabandi Record Sale Deed (in case there is subsequent transaction (Registered) Permission to assign N. E. C. from the date of lease deed Approved Building Plan B) Free Hold Property (Rural & Urban Area) • 1. 2. 3. Sale Deed (Registered) Mutation in Favour of Applicant Fard Jamabandi Record for last 15 years 1. 2. 3. 4. Building Plan with Building Permit N. E. C. Akse Shajra Sakni Certificate C) Free Hold Property (with no sale deed): 1. 2. 3. 4. Mutation in Favour of applicant Fard Jamabandi Record L-20 (Certificate of Assurance) 1. 2. 3. Building Plan with Building Permit N. E. C. Akse-Shajra
Quetta/ Bolochistan D) Lease Hold cases of Cantonment Area 1. 2. Lease Deed (Registered) Sale deed (In case of a subsequent Transaction) E) Lease Hold cases where land leased by Municipal/Town Committee, Local Govt. , Prov. Govt. 1. Lease deed (Patta) Registered F) Quetta Development Authority Cases (where still the cost of land has not yet been paid fully) 1. Sale/Purchase Agreement G) Quetta Development Authority Cases (where the cost of Land has completely been paid 1. Final Transfer Deed (Registered). 1. 2. 3. 4. Site Plan Non Encumbrance Certificate Permission to Assign (L-19) Building Plan with Building Permit 1. 2. 3. 4. Site Plan N. E. C. Permission to Assign (L-19) Building Plan with Building Permit 1. 2. 3. 4. Site Plan Permission to Assign (L-19) N. E. C. Building Plan with Building Permit 1. 2. 3. Site Plan N. E. C. Building Plan with Building Permit Permission to Assign/Mortgage (L-19) 4.
12. Gwadar GOVERNMENT SCHEME A) Singhar Housing Scheme 1) 2) 3) 4) 5) 6) Allotment Order/Transfer Order issued by Project Director Possession Order Acknowledgement of possession Non Encumbrance Certificate (NEC) Permission to Assign / Mortgage Approved Building Plan with approval letter B) New Town Housing Scheme 1) C) Private Schemes
PRESENT RATES OF STAMP DUTIES/REGISTRATION FEE PREVAILING RATES OF STAMP DUTY ON Province Rate of Registration Fee Lease Deed Sale Deed 5% of the value of Land/House 1% of the value of Leased/House and on the sanction limit of loan/investment NWFP 3% of the value 0. 5% of the amount of loan/investment Punjab 2% of the value of Land/House Baluchistan FLATS No fee upto Rs. 5 Lacs. 5% on 1/20 th value of 5 to 10 Lacs Sindh 5% on 1/10 th valueof Rs. 10 Lacs to 20 Lacs. 3% of the value of Land/House as per Collector Rates PLOTS 1% of declared sale value. 2% On occupancy value
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