1. Sales Agreement (Bay Nama / Sale Deed Draft)
This is the first legal document between the buyer and seller.
It includes:
Property details (plot number, size, location)
Buyer and seller details
Sale price
Payment terms and timeline
✅ Both parties sign it in the presence of witnesses.
🔹 2. Verification of Documents
Ensure the seller provides:
Allotment letter / Sub-lease / Title deed
CNIC (National ID card) copies
Latest utility bills
Property tax clearance
Society NOC (No Objection Certificate) if in a housing society (like Zeenatabad or Karachi Bar Society)
🔎 The buyer should verify:
That the property is not mortgaged or involved in litigation.
That society/authority confirms current ownership.
🔹 3. Token / Bayana Payment
The buyer pays a token amount (1%-2% of property value) to confirm interest.
Then a Bayana (advance payment) is made (usually 10%-30%).
A written Bayana Agreement is made which outlines the balance amount, date of full payment, and penalties for non-compliance.
📄 This is often drafted by a real estate agent or lawyer.
🔹 4. Preparation of Sale Deed (Registry Draft)
A stamp paper is prepared (value depends on property value & location).
The sale deed includes:
Complete property details
Payment record
Declaration of no objection by the seller
🖊️ This document is signed by buyer, seller, and 2 witnesses.
🔹 5. Property Mutation / Transfer at Authority
Depending on the area, you will approach:
Sindh Board of Revenue (for land)
Society office (e.g., Zeenatabad Society)
KDA / LDA / DHA / Bahria Town office etc.
You’ll submit:
CNICs of both parties
2 Passport size photos of buyer
Attested sale deed
Paid challan of stamp duty, CVT (Capital Value Tax), registration fees
Society NOC (if applicable)
💰 Taxes/Duties usually involved:
| Type | Who Pays | Amount |
|---|---|---|
| Capital Value Tax (CVT) | Buyer | 2% |
| Stamp Duty | Buyer | 3% |
| Registration Fee | Buyer | ~1% |
| Advance Tax (Section 236K) | Buyer | 2%-7% (based on filer status) |
🔹 6. Visit Sub-Registrar’s Office
Buyer and seller appear in person (or via Power of Attorney) at the sub-registrar's office.
The registrar reviews the sale deed, verifies documents, and records thumb impressions.
The registry is then officially recorded.
📜 Buyer receives the registered sale deed (registry document).
🔹 7. Get Mutation (Intiqal) Done
Submit registered sale deed to local revenue office or society.
The mutation reflects change of ownership in land records.
Mutation certificate issued in the buyer’s name.
📌 Notes:
Hire a lawyer or a trusted property agent (like Ismail Estate) to handle paperwork.
If the buyer or seller is overseas, a Special Power of Attorney (SPA) must be created and attested by the Pakistan Embassy.
In case of gift transfer (Hiba) or family transfer, different procedures and taxes apply.
🧾 Document Checklist
| For Seller | For Buyer |
|---|---|
| CNIC copies | CNIC copies |
| Sale deed / Allotment letter | Passport-size photos |
| NOC from society | Bank drafts for payment |
| Tax receipts | Stamp duty challan |
| Electricity/gas bills | Transfer application |