Buying property in Pakistan requires careful verification. Real estate fraud is common, especially in private societies and unapproved projects. It is important to verify a property before buying.
A proper verification process protects you from scams, fake documents, duplicate files, and illegal societies.

This step-by-step guide explains everything you need to verify before buying any plot, house, apartment, or commercial unit.

🧾 Step 1: Check the Society’s NOC & Legal Approval

Before looking at documents, confirm if the society itself is legally approved.

✔ Check Approval From Relevant Authority

• Lahore: LDA

• Islamabad: CDA

• Rawalpindi: RDA

• Karachi: SBCA

• Multan: MDA

Visit their official websites to verify:

👉 LDA Approved Societies List: https://lda.gop.pk
👉 CDA Housing Societies List: https://www.cda.gov.pk/housing/societies.asp

❗ Why This Check Is Important

Many illegal societies sell plots without approval, which leads to:

• Demolition risk

• No utilities (electricity, gas)

• No transfer rights

• No legal protection

📜 Step 2: Verify Property Ownership (Fard / Record of Rights)

The Fard shows complete ownership details.

✔ How to Verify

Use your provincial online portal:

• Punjab: https://www.punjab-zameen.gov.pk

• Sindh: https://sindhzameen.gos.pk

• KP: https://lraq.kp.gov.pk

• Balochistan: https://bamis.balochistan.gov.pk

✔ Required Details

• CNIC

• Khewat or Khasra number

• District, Tehsil, Mauza

Always match the owner’s name with the original CNIC.

📑 Step 3: Verify the Registry (Baye-Nama)

The Registry confirms legal transfer of ownership.

✔ Check for:

• Spelling errors

• Fake stamps

• Fake QR codes

• Correct signatures

• Verified numbers from registrar office

Visit the registrar office to confirm if the registry is real or fake.

📋 Step 4: Check Mutation (Intiqal) Record

Mutation updates the land ownership in the revenue department.

✔ Mutation Should Include

• New owner name

• Property description

• Land area

• Previous ownership history

If mutation does not exist → ownership is not complete.

🧠 Step 5: Verify Plot Location on the Map

Many fraud cases involve selling plots:

❌ on roads
❌ in parks
❌ on graveyards
❌ under high-voltage lines
❌ on disputed land

✔ Always Check:

• Master plan map

• Detailed block map

• Exact plot coordinates

Visit the site physically to ensure the plot exists on-ground.

📝 Step 6: Match Plot Number With On-Ground Marking

Fake agents often show one plot on the map and another on ground.

✔ What to Check During Site Visit

• Plot number

• Streets

• Neighbouring plot numbers

• Size (length & width)

• Area level (filled/low land)

Take photographs for record.

📂 Step 7: Verify Society Transfer Records

Every legitimate housing society has a Transfer Office.

✔ In DHA/Bahria/Private Societies

Ask them to confirm:

• Plot status

• Allotment history

• Transfer history

• Dues clearance

• Pending charges

• Whether the file is open or closed

• Whether it is in litigation

Society verification is the most important step.

🧾 Step 8: Confirm All Dues & Charges

Always ask for a Dues Clearance Certificate.

✔ Must Check:

• Development charges

• Transfer charges

• Utility charges

• Plot possession fee

• Street surcharge

• Any outstanding payments

Never buy a property with unpaid dues.

💰 Step 9: Verify Market Value & DC/FBR Value

Price transparency is important for avoiding fraud.

✔ Check All Three Prices

1. Market price

2. FBR valuation → https://www.fbr.gov.pk

3. DC valuation (District Collector rate)

These values affect:

• Taxes

• Transfer fees

• Stamp duty

• CVT

🧑‍⚖️ Step 10: Check for Court Cases or Disputes

Some plots have pending legal disputes.

✔ Ask For

• No-Litigation Certificate

• Court clearance (if required)

• NOC from the owner

You may also check with local courts if needed.

⚠️ Step 11: Identify Red Flags & Fraud Indicators

Beware if:

❌ Owner avoids transfer office
❌ Documents have spelling mistakes
❌ Seller pushes for quick payment
❌ Plot is extremely cheap
❌ No Fard or mutation available
❌ Website of society has no LDA/CDA approval
❌ Society refuses verification
❌ File is “open file” with no allotment

If any red flag appears → STOP immediately.

🛑 Step 12: Never Pay Without a Token Receipt

A token receipt must include:

✔ Seller name & CNIC
✔ Buyer name & CNIC
✔ Plot number & location
✔ Token amount
✔ Total price
✔ Time limit
✔ Refund policy
✔ Signatures of both parties

Take photos and keep records.

🖋️ Step 13: Use Safe Transfer Methods Only

For secure transactions:

• Only transfer via bank pay order

• Pay directly in buyer’s name

• Never use personal cash dealings

• Keep copies of all receipts

⭐ Conclusion

Verifying a property before buying is the most important part of real estate investment. Following all steps above ensures that you avoid fraud, protect your money, and buy safely.

If you want expert support, Property Visors can verify everything for you.

👉 Explore verified properties → https://propertyvisors.com/properties
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👉 Contact our team → https://propertyvisors.com/contact