The terms you will meet
| Term | What it is | Why it matters to a buyer |
|---|---|---|
| Jamabandi | The record of rights for a village: owners, cultivators, shares and khasra numbers | The main proof of who owns agricultural and village land |
| Fard | A copy of the jamabandi for a particular property | Ask the seller for a fresh, digitally signed fard before you pay |
| Khasra number | Survey number of a field or plot on the village map | Must match the sale deed and the site you visited |
| Khewat / Khatauni | Ownership account / cultivation account numbers | Show every co-owner — all of them may need to sign |
| Intkal (mutation) | The entry that changes the owner’s name after a sale, gift or inheritance | The deed alone does not update the land record |
| Girdawari | Crop inspection record kept by the patwari | Shows who is actually in possession and cultivating |
| Shajra / Aks Shajra | Village map / a copy of it | Shows the plot’s shape, location and access |
More terms in our property glossary.
Getting land records online: Easy Jamabandi
In June 2025 the Punjab government launched the Easy Jamabandi service. As reported at launch, it offers:
- Free, digitally signed jamabandi copies with a QR code that anyone can scan to verify — no visit to the patwari or Fard Kendra needed.
- Copies on WhatsApp (“WhatsApp te Jamabandi”).
- Online intkal (mutation) — after a deed is registered, mutation is meant to happen automatically within 30 days; inheritance mutations can be applied for online, with updates at each stage.
- Fard Badar — online correction of errors in the record, processed in about 15 days.
- Rapat entry — for recording court orders and loans against land.
- Record subscription — alerts if anything changes in your land record, for a yearly fee per khewat.
The Punjab land records website (jamabandi.punjab.gov.in) and the tehsil-level Fard Kendras remain available. Use the official government sites only — never pay an agent for a “fard” you can verify yourself.
What to check in the fard before you buy
- Seller’s name and share match the person selling. If there are several co-owners, all must sign — or the seller can sell only their share.
- Khasra numbers and area match the plot you saw and the agreement. Convert units with our land unit converter.
- No mortgage or court entry (rapat) is noted against the land, or the seller will clear it before registration.
- Latest mutation is sanctioned in the seller’s name. A pending mutation is a reason to wait.
- Land type — agricultural land needs change of land use (CLU) for housing; village common land (shamlat) generally cannot be sold privately.
- Physical possession — visit the site, check the girdawari, and confirm there is no tenant or dispute.
After you buy: make sure the mutation happens
Registering the sale deed transfers ownership in law, but the land record still shows the old owner until the mutation (intkal) is entered. Under Easy Jamabandi this is meant to happen automatically within 30 days of registration. Check the record online after about a month; if your name is not there, follow up at the tehsil with a copy of the registered deed.
Frequently asked questions
How can I get a fard online in Punjab?
Through the Punjab government’s land records service (Easy Jamabandi), which provides digitally signed jamabandi copies with a QR code, including on WhatsApp. You can also get a copy at a tehsil Fard Kendra.
Is a digitally signed fard valid?
Yes. The digitally signed copy carries a QR code that anyone — a bank, buyer or court — can scan to verify it against the official record.
How long does mutation (intkal) take after registration in Punjab?
Under Easy Jamabandi, mutation after a registered sale is meant to happen automatically within 30 days. Check the record after a month and follow up at the tehsil if it has not been entered.
What is the difference between registry and mutation?
The registry (sale deed) transfers ownership in law. The mutation updates the government land record to show the new owner. You need both.
Can I buy land if the fard shows a loan?
Only if the loan is cleared before or at registration and the mortgage entry is removed. Ask for the bank’s no-dues letter and make the payment structure protect you.
