Quick Answer
Jamabandi is Punjab's master land record; a Fard is a certified extract of it for one parcel. Get one free at jamabandi.punjab.gov.in by district → tehsil → village → Khasra number, then confirm the seller's name appears exactly in the Owner column before proceeding with any transaction. After purchase, buyers must apply for Intkal (mutation) within 3–6 months so the record reflects the new owner.
Punjab's land records are available online through the official Jamabandi portal — free, public access, no registration required. Every agent working in Punjab should bookmark this portal and know how to use it.
Jamabandi (Record of Rights)
The master land record document in Punjab — a comprehensive record of who owns what land, what rights they have, and what encumbrances exist. Updated every 4 years through a formal process called "Settlement." Jamabandi is the source document from which all other records derive.
Fard (Certified Copy / Extract)
A certified extract from the Jamabandi — an official copy of the land record for a specific survey number (Khasra). When someone says "get the Fard," they mean obtain a certified copy of the Jamabandi entry for that land parcel. Fard has official evidentiary value — it is issued by the Patwari or online.
Khasra Number (Survey Number)
The unique identification number for each land parcel in Punjab's revenue records. Every plot of land has a Khasra number. When verifying any land parcel, start with the Khasra number.
Khewat Number
The ownership number in the Jamabandi — identifies the ownership group (all co-owners of a land parcel). If there are multiple owners (co-parcenary), they all appear under the same Khewat number.
Khatoni Number
The cultivating possession number — identifies who is actually in cultivating possession of the land, which may differ from the owner. Important for agricultural land transactions.
Intkal (Mutation)
The process of updating land records to reflect a change of ownership after a sale, inheritance, gift, or court order. Intkal is critical — without it, the buyer's name is not in the revenue records even after the sale deed is registered.
Lal Dora
Traditional village abadi (habitation) areas in Punjab that were historically excluded from formal revenue records. Properties in Lal Dora areas have different documentation requirements and may not have traditional Khasra records.
Column / Field
What It Means / What to Verify
Khewat No.
Ownership number — identifies the ownership unit. Multiple owners share one Khewat.
Owner Name(s)
All legal owners of the land. Seller must be one of the names here. If seller's name is absent — major red flag.
Share
Each owner's fractional share of the land. If there are co-owners, all must consent to the sale.
Khasra No.
The unique survey number for this land parcel. Verify against the property documents you have.
Area (Kanal/Marla)
Total area of the parcel. 1 Acre = 8 Kanal, 1 Kanal = 20 Marla. Verify against what is being sold.
Type of Land
Agricultural (Gair Mumkin, Chahi, Barani etc.) or urban. Agricultural land being sold for residential development needs CLU.
Kasht / Cultivation
Who is in possession for cultivation. For urban plots, this may be the owner — discrepancies need investigation.
Remarks / Encumbrances
Any mortgage, court attachment, or encumbrance recorded in the Jamabandi. These must be cleared before sale.
Seller's name not in Jamabandi
They don't own what they're selling
Multiple co-owners but only one selling
Need all owners' consent — missing consent = invalid transfer
Agricultural land without CLU notation
Can't build residential — CLU must be obtained first
Encumbrance in "Remarks" column
Mortgage or court order — must be cleared
Intkal not done after last sale
Previous transfer not updated — title chain gap
Lal Dora land
Different documentation rules — check with a local lawyer
Very small plot area but large sale consideration
Possible illegal subdivision or land use discrepancy
Khasra shows different area than what is being sold
Possible mismatch — verify with demarcation certificate
After a property is purchased and the sale deed is registered, the buyer must apply for Intkal — the mutation of the revenue record to show the buyer as the new owner in the Jamabandi. Without Intkal:
Intkal is applied for at the local Tehsildar's office with a copy of the sale deed. The Patwari then updates the Jamabandi. Advise every buyer to complete Intkal within 3–6 months of registration.
Frequently Asked Questions
What is the difference between Jamabandi and Fard?
Jamabandi is the master land record — the comprehensive Record of Rights maintained and updated periodically through Settlement. A Fard is a certified extract or copy taken from the Jamabandi for a specific land parcel (Khasra). When someone says "get the Fard," they mean obtain that certified copy — the Fard has official evidentiary value.
Is jamabandi.punjab.gov.in free to use?
Yes. Punjab land records are available online through the official Jamabandi portal at no cost and without needing to register an account.
Why is Intkal (mutation) so important after buying property?
Without Intkal, the revenue records continue to show the previous owner even after the sale deed is registered. This complicates future resale, makes inheritance harder to establish for the buyer's heirs, and can affect agricultural-land-linked benefits like crop insurance or subsidies. Buyers should apply for Intkal within 3–6 months of registration.
What does it mean if the seller's name is not in the Jamabandi?
It is a serious red flag — it usually means the person selling does not currently hold registered ownership of that land. Do not proceed with a transaction until this discrepancy is resolved and the seller's name is confirmed against the current Jamabandi entry.
Can agricultural land be sold for residential construction without CLU?
No. Agricultural land needs a Change of Land Use (CLU) before it can legally be used for residential or commercial construction. If the Jamabandi shows agricultural land type with no CLU notation, that conversion has not happened yet, and building on it would not be legal.
What is Lal Dora land and why does it need special handling?
Lal Dora refers to traditional village habitation (abadi) areas in Punjab that were historically excluded from formal revenue records. Properties in these areas may not have standard Khasra records and typically need a local lawyer's review for their specific documentation requirements.
Change Log
Sep 21, 2026 — Added Quick Answer summary, 6-question FAQ with synced schema, HowTo schema for the Fard retrieval process.
Aug 11, 2026 — Initial guide published.
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