Inheritance Mutation (Wirasat Intiqal) in Punjab: Law, Documents and Steps

In short

Report within three months: a person who acquires a right in an estate by inheritance must report it within three months of the acquisition (Land Revenue Act 1967, sections 42(1) and 42-A). A minor heir: the guardian or the person in charge of the minor's property makes the report (sections 42(2) and 42-A(2)). Where: the Arazi Record Centre where records are computerised (section 42-A), otherwise the Patwari of the estate (section 42(1)). Find your ARC with land record offices. PLRA's old FAQ says any legal heir can approach the ARC. Documents (PLRA's FAQ, archived 2 December 2025): death certificate, FRC form, an affidavit, property details, CNIC copies of all legal heirs and an application to the ADLR/LRO. Steps: the mutation is entered, field revenue staff verify the Shajra Nasab, then it is attested at the ARC. Fee: PLRA's FY 2026-27 service charge for a mutation not made through banks or express service is Rs 1,200; its schedule does not name inheritance, and the Board of Revenue's government fee on top is not confirmed.

An inheritance mutation, or wirasat intiqal, is the entry that moves a deceased owner's land into the names of the legal heirs in Punjab's land record. Until it is attested, the record still shows the deceased as the owner. This guide explains the law and the steps at an Arazi Record Centre (ARC); it is not legal advice, and a dispute between heirs needs a lawyer.

Why the record must change

Punjab's land record lists who owns each share of an estate, and it does not change by itself when an owner dies. PLRA's own page on the service says: "Whenever land ownership is transferred through sale, gift, inheritance, or a court order, the change must be properly recorded as a mutation."

To work out each heir's share before you apply, use the inheritance calculator.

What the Land Revenue Act says

The three-month report. Section 42(1) says a person "acquiring by inheritance, purchase, mortgage, gift, or otherwise, any right in an estate as a land-owner" shall, "within three months from the date of such acquisition, report his acquisition of right to the Patwari of the estate". The Patwari records it and gives the person a copy "free of cost". From the date the Board of Revenue notifies computerised records for the estate (section 41-A(2)), section 42-A(1) sends the same report, within the same three months, "to the Arazi Record Centre".

A minor heir. Under section 42(2), "If the person acquiring the right is a minor or is otherwise unable to report, his guardian or other person having charge of his property shall make the report". Section 42-A(2) says the same for the ARC. If the minor needs a court-appointed guardian, see our guide to the guardianship certificate for minor heirs.

Late reports. Section 48(1) makes a person who "neglects to make, within three months" the report "liable, at the discretion of the Collector, to a fine not exceeding five hundred rupees".

The Patwari route. Two rules in section 42 govern a report made to the Patwari. Section 42(7) has the Revenue Officer make the order "in the presence of the person whose right has been acquired", after that person "has been identified by two respectable persons", "Except in cases of inheritance" (or a registered deed or court decree). Under section 42(10), if no order is made within three months of the report, the Revenue Officer "shall report the cause of delay to the Collector in the prescribed manner".

The ARC route. For a report to an ARC, section 42-A(3) has the ARC act "in the manner as may be prescribed under the Punjab Land Records Authority Act 2017", and section 42-A(4) says that until those rules are made, "the procedure provided in the rules made under this Act shall be followed". We did not read those rules.

Disputes. If heirs disagree over an entry, a Revenue Officer can inquire and decide it, subject to a later court decree (section 44(3)). Under section 44(1) he may, of his own motion or "on the application of any party interested", determine the entry "after such inquiry as he thinks fit" and record his reasons. A dispute over possession goes to an officer not below Assistant Collector of the first grade, who hears every party (section 44(2)).

These are the words of PLRA's copy of the Act, a 2020 printout; we did not check for amendments made after it.

At the Arazi Record Centre

Find your nearest centre with land record offices. PLRA's old FAQ answered "What is procedure of Inheritance mutation at ARC?" like this: "any legal heir can approach the ARC with the required documents". Its list:

1. Death certificate (how to get a death certificate).
2. FRC form (Family Registration Certificate).
3. An affidavit.
4. Property details.
5. CNIC copies of all legal heirs.
6. An application in the name of the ADLR/LRO.

The FAQ then sets out three steps:

1. Entry: "The mutation will be entered".
2. Shajra Nasab: the file goes to the field revenue staff to verify the Shajra Nasab, the family tree.
3. Attestation: "After receiving the field verification report, the inheritance mutation will be attested at the ARC."

This FAQ comes from the Internet Archive's copy of PLRA's old website (2 December 2025), since the FAQ page on PLRA's current site shows no questions; confirm the list at your ARC.

How long? On the Patwari route, the Act expects the Revenue Officer's order within three months of the report: after that, he must report the cause of the delay to the Collector (section 42(10)). We could not confirm a time limit for the ARC route.

Online? No. On 2 November 2026, PLRA's home page listed "Entry/Attestation of Mutations" under "Future Services", so for now you apply in person at an ARC.

A succession certificate? The FAQ's list does not name a NADRA succession certificate or letter of administration, and we could not confirm whether an ARC asks for one in any case. Our NADRA succession certificate guide explains both documents, and the court route covers what happens when NADRA declines. If the land is the only asset, ask the ARC whether you need one before you apply.

Inheritance mutation fee

PLRA's Schedule of Service Charges for FY 2026-27 (notification dated 8 July 2026) lists:

The schedule does not name inheritance mutations separately. On top of the service charge, its "Govt. Fee" column says "As notified by Board of Revenue, Punjab from time to time", and we could not find the Board's government fee for an inheritance mutation. The old FAQ's 3% and 1% fees are for an oral sale mutation. Ask the ARC for the full amount before you start. The online fard guide lists PLRA's other FY 2026-27 charges.

Fees as of November 2026.

After the mutation

Once attested, get a fresh fard to check that every heir and share is shown correctly: see our online fard guide. If the heirs later sell, the sale goes through registration and its own mutation, covered in property registration in Punjab. Before anyone buys inherited land from heirs, run through Check before you pay.

Houses and plots in housing schemes. A housing society, DHA or a development authority keeps its own records and has its own transfer process for heirs; ask that body for its requirements.

If a woman is denied her share

In Punjab, "Any woman deprived of ownership or possession of her property, by any means, may file a complaint to the Ombudsperson Punjab" under the Punjab Enforcement of Women's Property Rights Act 2021, according to the Punjab Commission on the Status of Women.

Frequently asked questions

Wirasat intiqal kaise karwayen?

Any legal heir takes the documents listed above to the Arazi Record Centre (PLRA's FAQ, archived 2 December 2025). The mutation is entered, the Shajra Nasab is verified in the field, and the ARC attests it.

What is the time limit for an inheritance mutation in Punjab?

The heir must report the inheritance within three months of acquiring it (sections 42(1) and 42-A(1)). A person who neglects to report within three months can be fined up to Rs 500 at the Collector's discretion (section 48).

Can I apply for an inheritance mutation on PLRA online?

Not as of 2 November 2026: PLRA's home page lists "Entry/Attestation of Mutations" under "Future Services". Apply at an ARC.

What is the inheritance mutation fee in Punjab?

PLRA charges Rs 1,200 for a mutation not made through banks or express service (FY 2026-27 schedule, which does not name inheritance), plus the Board of Revenue's government fee, which we could not confirm. Ask your ARC.

Sources

1. Punjab Land Revenue Act 1967, sections 42, 42-A, 44, 46 and 48, PLRA's copy (a 2020 printout of punjablaws.gov.pk), linked from PLRA's Guidance and Regulation page punjab-zameen.gov.pk
2. PLRA: CLRMIS Frequently Asked Questions, question 7 on inheritance mutation (old PLRA site, Internet Archive copy of 2 December 2025, read in a browser on 2 November 2026) web.archive.org
3. PLRA home page: Entry/Attestation of Mutations listed under Future Services (checked in a browser on 2 November 2026) punjab-zameen.gov.pk
4. PLRA: Entry/Attestation of Mutations information page (checked in a browser on 2 November 2026) punjab-zameen.gov.pk
5. PLRA: Notification, Schedule of PLRA Service Charges for FY 2026-27, dated 8 July 2026, linked from PLRA's Guidance and Regulation page (Notifications) punjab-zameen.gov.pk
6. Punjab Commission on the Status of Women: Punjab Enforcement of Women Property Right Act, 2021 (page checked on 2 November 2026) pcsw.punjab.gov.pk