Property fraud is a common phenomenon faced by innocent buyers. Nowadays it is difficult to purchase a property clear and free from legal encumbrances. Thus, it is necessary to learn about the precautionary measures that must be taken by a purchaser before buying the property in Pakistan to avoid property fraud.

This article will help you avoid property fraud and losses that may be suffered while buying a property in Pakistan. Legal tips and precautionary measures narrated in this article will save you from potential losses. It is recommended to adopt the following precautionary measures while purchasing the property:

  1. ZONING RESTRICTIONS

Before buying a property, it is necessary to first learn about the building bye-laws and zoning restrictions in any particular zone/area imposed by the regulatory authority or govt. departments as to building setback requirements, the approved floor area ratio, the height of a structure, and the maximum number of stories allowed to construct on a plot. It is also necessary to get information about the kind of plot and its usage as to whether the same could be used for residential or commercial purposes or for both purposes.

پراپرٹی خریدنے سے پہلے کسی خاص ایریا میں اس شہر یا علاقہ کی ریگولیٹری اتھارٹی کی طرف سے لگائی گئی پابندیوں کے بارے میں معلومات ضرور حاصل کریں جیسے کہ پلاٹ کی نوعیت رہائشی ہے یا کمرشل یا دونوں مقاصد کے لئے۔ بلڈنگ سیٹ بیک، فلور ایریا ریشو، سٹوریز کی تعداد جو تعمیر کی جا سکتی ہوں وغیرہ۔ معلومات کے لئے ان اتھارٹیز کی ویب سائٹس یا فرنٹ آفسز وزٹ کئے جا سکتے ہیں۔

To obtain information as to zoning restrictions the following authorities’ websites or their front offices may be visited:

LITIGATION ISSUES

The buyer should obtain the Property Information Report (PIR) from local authorities to verify the details about the property. PIR will get you informed about the ownership, encumbrances and litigation issues, etc.

It will further appraise the buyer of defects in respect of property if searches from the record of the concerned revenue department are carried out.

To avoid any future litigation issues that might hinder the development of the purchased property, the buyer should ask the owner of the plot to provide him with all the tax receipts. Also, make sure to ask for other records. It would help verify if the buyer is buying the property from the correct source.

اردو اور انگریزی زبان میں شائع ہونے والے قومی روزنامہ اخبارات میں پراپرٹی کو خریدنے کے حوالے سے پبلک نوٹس دیں 

  • Public notice in national daily newspapers (Urdu & English)

It will also mitigate the chances of fraud if public notice is got published in the national daily newspaper in Urdu and English as to your intention to buy the property and seeking objections in respect thereof from interested persons if any.

پراپرٹی کے کاغذات کی مکمل جانچ پڑتال  کریں

  • Documents to be Checked and Verified
  • Before buying a property, complete verification of the title of the seller and any previous owners to the property must be carried out.

Original title document in favor of the vendor must be obtained along with other relevant documents including registry (registered sale deed), a mutation in favor of the vendor, a fresh copy of fard, aks shajra , no-objection certificate and non-encumbrance certificate from the concerned department(s) as the case may be.

  • مختار عام  (اٹارنی) سے پراپرٹی خریدنے کی صورت میں  یقین کرلیں کہ مختارنامہ عام رجسٹرار آفس سے  رجسٹرڈ شدہ    اور کارآمد ہے ۔  اور مالک پراپرٹی ابھی تک زندہ ہے
  • If the vendor is selling the property in the capacity of an attorney of the owner of the property then it must be ensured that the power of attorney is duly registered with the sub-registrar, valid and the owner who executed it is still alive.
  • مشکوک  پراپرٹی دستاویزات کی تصدیق / ویری فیکیشن وغیرہ متعلقہ محکمہ سے لازمی کرلیں اور اس مقصد کے لئے کسی قانونی ماہر کی خدمات حاصل کریں جوآپ کو ممکنہ نقصان سے بچا سکتا ہے-
  • Any forged or fabricated document is not acceptable in the transfer of a valid title in an immovable property to a third party.
  • Don’t rely on the estate agent or property dealer. It is necessary to verify all such documents personally, if possible, visit the registrar office, concerned Govt. department and/or local Patwari for the verification purpose.
  • خبردار  ایسی پراپرٹی ہرگز نہ خریدیں جس کے کاغذات ملکیت میں کوئی نقص ہو وہ  نامکمل اور مشکوک ہوں۔  ایسی پراپرٹی جس کے ایک سے زیادہ مالک ہوں اور تمام اس کو بیچنے کے لئے رضا مند نہ ہوں ۔ ایسی پراپرٹی جو مالک پراپرٹی کے قبضہ میں نہ ہو  ۔ ایسی پراپرٹی جس کے متعلق عدالت میں کوئی مقدمہ وغیرہ چل رہا ہو۔   
  • Don’t buy a property that is having suspicious or incomplete title documents and any defect in its ownership, jointly owned by more than one persons and all of them don’t agree to sell it. If the seller is not having possession or with partial possession of the property, then avoid to make a deal until all such issues are resolved by the seller(s).
  • ایسی پراپرٹی نہ خریدیں  جو کسی بنک کے پاس رہن ہو  یا جس کی طرف سرکاری ٹیکس و واجبات وغیرہ بقایا ہوں۔ صرف مختار نامہ عام پر پراپرٹی نہ خریدیں بلکہ سیل ڈیڈ اپنے نام پر رجسٹرار آفس سے رجسٹرڈ کروائیں – رجسٹری کرواتے وقت پراپرٹی کی مالیت کے مطابق سرکاری ٹیکس/ڈیوٹی وغیرہ ادا کریں
  • It is also recommended that don’t purchase an encumbered property i.e. mortgaged with any financial institution/Bank, having govt. outstanding taxes against it. Don’t buy a property from a power of attorney holder until verified the validity of power of attorney from the registering authorities and/or directly from the owner
  1. You should get a sale deed executed / registered in your favour and consulting a lawyer is also recommended.
  2. پراپرٹی اپنے نام پر ٹرانسفر ہونے سے پہلے تمام رقم یا قیمت خرید کا بڑا حصہ ادا نہ کریں بلکہ بطور ٹوکن معمولی رقم ادا کریں۔ رقم کی ادائیگی  دو گواہان کی موجودگی میں اور باقاعدہ رسید حاصل کریں – رقم کی ادائیگی کیش میں نہ کریں بلکہ بنک ڈرافٹ یا پے آرڈر کے ذریعے کریں
  • Don’t Pay Big Amounts before Transfer of Property takes place

Upon finalizing the deal, pay the seller token money which should not be a big amount normally, and get it acknowledged in writing.  You should pay the remaining amount (sale consideration) upon transfer of property in your name and that too via banking transaction i.e. demand draft etc. since it will be easy to prove in case of any subsequent dispute.

  • پراپرٹی کی قیمت کیش میں ہرگز ادا نہ کریں بلکہ بنک  کے ذریعے ادا کریں جس کو بعد میں کسی تنا زعہ کی صورت میں بآسانی ثابت کیا جا سکتا ہے
  • ALWAYS Pay via Bank

Always pay the price of a property through a bank draft or pay order instead of paying in cash. Bank record will also be another proof or receipt of the payment. But don’t forget to obtain a written receipt of payment from the seller or the agent.

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