Land Records Punjab: Check Jamabandi, Fard and Mutation Online
Last verified 28 Oct 2026 against jamabandi.punjab.gov.in (Punjab Land Records portal of the Department of Revenue, Rehabilitation and Disaster Management, including its FAQ and the "Easy Jamabandi" SOP), easyjamabandi.punjab.gov.in, gisbhunaksha.punjab.gov.in, easyregistry.punjab.gov.in, rcms.punjab.gov.in (NECIS), rera.punjab.gov.in, the Punjab Land Revenue Act, 1887 (sections 31, 34 and 44), and a Punjab government press release of 24 October 2024 (ipr.punjab.gov.in). The status of the 2024 NOC exemption after 2025 is from news reports and is not confirmed.
To check land records Punjab online, open jamabandi.punjab.gov.in, choose View Jamabandi, pick the district, tehsil, village and year, and search by owner name, khewat, khasra or khatouni number. Viewing is free. The free copy is for information only. A legally valid fard is the digitally signed, QR-coded copy, which costs ₹25 per page on the portal, or a copy from a Sewa Kendra or Fard Kendra. Haryana runs a separate system, so a Punjab plot is never on the Haryana jamabandi site.
Land records Punjab at a glance
| Question | Answer (as of 28 Oct 2026) |
|---|---|
| Official portal | jamabandi.punjab.gov.in (Punjab Land Records). Easy Jamabandi at easyjamabandi.punjab.gov.in leads to the same services |
| Run by | Department of Revenue, Rehabilitation and Disaster Management, Government of Punjab |
| Search jamabandi by | Owner name, khewat number, khasra number or khatouni number |
| Digital record from | 2002 ("Digital ROR is available since 2002", per the portal) |
| Viewing fee | Free (information copy only) |
| Signed fard (legally valid) | ₹25 per page, delivered by download, WhatsApp or email |
| Doorstep service | Dial 1076. The FAQ gives the doorstep fee as ₹50 |
| Mutation fee and time | ₹600 one-time. Decided in 30 days (portal FAQ) |
| Land map | Bhu Naksha Punjab: gisbhunaksha.punjab.gov.in |
| Deed registration | NGDRS "Easy Registry": easyregistry.punjab.gov.in |
What is the jamabandi and fard in Punjab?
The portal's FAQ says it plainly: details of ownership of land "are available in the Jamabandi of the village, where land is situated." A fard is the "Nakal of Jamabandi", which means a copy of the jamabandi entry for your land.
The jamabandi is part of the record of rights under the Punjab Land Revenue Act, 1887. Section 31 says the record of rights lists the land-owners, tenants and others with rights in each estate, the nature and extent of their interests, and the revenue and other payments due. Three numbers appear in every search box on the portal. The portal does not define them. The meanings below are the ones revenue guides commonly give:
| Term | What it usually means |
|---|---|
| Khewat number | The ownership holding: who owns the land and in what share |
| Khatouni (khatauni) number | The cultivation holding: who cultivates the land |
| Khasra number | The field or plot number on the village map |
So "khasra khatauni Punjab" searches and "jamabandi Punjab" searches lead to the same record.
How do I check land records Punjab online? Step by step
- Open the portal. Go to jamabandi.punjab.gov.in and click View Jamabandi.
- Choose how to search. Pick Owner Name Wise, Khewat No. Wise, Khasra No. Wise or Khatouni No. Wise.
- Set the region. Select the jamabandi period (Current or Previous), then the district, tehsil and village, and the jamabandi year. Click Set Region.
- Enter the search details. For a number search, pick the number from the dropdown. For an owner search, type the name in Punjabi with the on-screen keyboard, click View Owner Relation, select the right person and then the khewats.
- Enter the captcha and view the report. The free, uncertified copy of the jamabandi opens.
- Need a legally valid copy? Choose the digitally signed copy. Enter your name, mobile, optional email and address, and pick delivery by Download, WhatsApp or Email.
- Pay and download. The SOP shows the amount as ₹25 per page. Verify the OTP, then pay by net banking, UPI or card. You get a download link, plus WhatsApp or email if you chose them.
Check the status of a fard request under Fard Request Status, and any other application under Track Application.
Is an online fard legally valid in Punjab?
Only the signed one. The FAQ says the free copy "is for viewing/ your information only." A fard from a Sewa Kendra, a Fard Kendra or a digitally signed QR-coded copy is "legally valid".
If Adobe Reader shows a question mark over the signature, the FAQ says "there is no discrepancy in fard". Open it in Acrobat Reader 11 or later, then use Signature Properties → Show Signer's Certificate → Trust → Add to Trusted Certificate and Validate Signature. You then see a green tick.
How do I check mutation (intkal) status in Punjab?
A mutation (intkal) records a change of owner in the revenue record. Use View Mutation → Mutation No. Wise to read a mutation by its number.
How mutations happen under the Act and the portal:
- The law asks for a report. Section 34 of the Punjab Land Revenue Act says anyone who acquires a right by "inheritance, purchase, mortgage, or otherwise" must report it to the patwari. A revenue officer then decides the entry.
- Registered deeds go across on their own. The FAQ says deeds registered on the NGDRS portal are "automatically sent to the Patwari for mutation". The buyer need not file a separate request.
- Old deeds and inheritance need a request. Use Mutation on the basis of Deed or Mutation of Inheritance. The FAQ fee is ₹600 one-time, and the mutation is decided within 30 days.
For an inheritance mutation, the form asks for the deceased's details and death certificate number. The portal tries to fetch the certificate from e-Sewa, and a registered will from NGDRS. If either cannot be fetched, you upload a copy.
Roznamcha and rapat: where loans and court orders show
This is the Punjab check most buyers miss. The roznamcha is searched by Rapat No. or Waqiati No. under View Roznamcha. A rapat is an entry in the roznamcha. The portal's Rapat service lets you ask for one, and the Rapat SOP lists three types: Mortgage, Court orders or others.
- Bank loans: the request carries the bank's name, the loan amount and the khasra numbers. The FAQ says a loan rapat is entered in 7 days.
- Court orders: the request carries the case title, number and date and a copy of the order. The FAQ says it is entered in 1 day, and no fee is charged for it.
So a clean-looking jamabandi can sit beside a recent rapat for a bank loan or a court order. Read both.
Land alerts: subscribe to a khewat
The portal has a Subscription service. The FAQ says anyone can subscribe to a khewat for one year by paying a "prescribed nominal fee". Then every update in that khewat, including "entries of loan, court orders", is sent by WhatsApp or email. Check the current fee on the portal.
For a buyer, subscribing to the seller's khewat between the token payment and registration is a cheap early warning.
How do I search a registered deed in Punjab?
Open View Registered Deed on jamabandi.punjab.gov.in. Choose the district and tehsil, then search by:
- seller or buyer name,
- khewat number,
- registration number, or
- registration date.
New registrations run on NGDRS "Easy Registry" at easyregistry.punjab.gov.in, developed by the Department of Revenue, Punjab, with NIC. For an encumbrance certificate, see our Punjab and Haryana EC guide.
Bhu Naksha Punjab: how to see the land map
Open gisbhunaksha.punjab.gov.in. Pick the District, Tehsil, Kanungo, Patwar and Village, then find the plot and open Plot Info. Match the khasra number on the map with the khasra number on the fard.
An online map is for reference. It does not settle a boundary on the ground. For how to read any state's map, see our state-wise Bhu Naksha guide.
What does a Punjab jamabandi prove?
A lot, but not everything. Section 44 of the Punjab Land Revenue Act says a lawful entry in the record of rights or annual record "shall be presumed to be true until the contrary is proved or a new entry is lawfully substituted therefor."
That presumption can be rebutted. A jamabandi entry is strong evidence of who the revenue record shows as owner and cultivator. It is not a title deed, and it does not show suits pending in civil court.
What to check before buying property in Punjab
| Check | Where | Red flag |
|---|---|---|
| Seller is the recorded owner, with the share being sold | Jamabandi, khewat search | Seller is one of many co-sharers but sells the whole plot |
| Last sale was mutated | View Mutation, and the latest jamabandi year | Sale deed exists but the jamabandi still shows the earlier owner |
| No loan or court order entry | View Roznamcha (rapat) | Mortgage rapat with no matching repayment entry |
| Deed chain is registered | View Registered Deed | A deed the seller relies on that the search does not show |
| Plot on the map matches the fard | Bhu Naksha Punjab | Khasra on the map differs from the khasra in the deed |
| Project is registered (flats, plotted colonies) | rera.punjab.gov.in, Registered Projects | Builder cannot show a registration |
| Plot in an unauthorised colony | Sub-Registrar office and current notifications | Seller says "no NOC needed" without proof |
| No pending suit | eCourts (services.ecourts.gov.in) by seller name | A suit about the land. See lis pendens |
About the NOC rule. On 24 October 2024 the Punjab government announced that the Punjab Apartment and Property Regulation (Amendment) Act, 2024 lets plots of up to 500 square yards in unauthorised colonies be registered without an NOC, where a power of attorney or agreement to sell on stamp paper was made on or before 31 July 2024. Since then, the state has extended the cut-off, and a public interest challenge to the amendment reached the Punjab and Haryana High Court in 2025. We could not confirm the position in force on 28 Oct 2026. Confirm it with the Sub-Registrar on the day of registration.
For the full list, use our property due diligence checklist and chain of title guide.
How do I fix an error in my Punjab land record?
Use Fard Badar on the portal. The SOP says it is for clerical errors where an entry was correct in an older jamabandi or sanctioned mutation, but went wrong when the new jamabandi was prepared. You upload the old correct jamabandi and the latest wrong one. The FAQ says it is decided in 15 days, and no fee is charged. For fraud or a bribe demand, use Grievance Redressal → Submit Grievance.
Frequently asked questions
How can I check land records Punjab online for free?
Open jamabandi.punjab.gov.in, click View Jamabandi, set the district, tehsil, village and year, and search by owner name, khewat, khasra or khatouni number. The view is free, but it is for information only.
What is the fee for a certified fard in Punjab?
The portal SOP shows ₹25 per page for the digitally signed, QR-coded fard. Sewa Kendras and Fard Kendras also issue it on payment of the fee. Check the amount on the payment screen.
Is a WhatsApp fard valid?
Yes, if it is the digitally signed QR-coded copy. The FAQ lists digitally signed copies with Sewa Kendra and Fard Kendra copies as "legally valid".
Is Punjab jamabandi the same as Haryana jamabandi?
No. Punjab uses jamabandi.punjab.gov.in. Haryana uses its own portal. See our Haryana jamabandi guide.
How long does mutation take in Punjab?
The FAQ says a mutation is decided within 30 days, with a ₹600 one-time fee. Deeds registered on NGDRS are sent to the patwari for mutation automatically.
How do I check if Punjab land has a bank loan?
Search the roznamcha (View Roznamcha) for mortgage rapats, and read the latest jamabandi. Then ask the seller for the bank's no-dues letter.
Can I get a non-encumbrance certificate in Punjab online?
Yes. Apply on the Non-Encumbrance Certificate Issuance System (NECIS) at rcms.punjab.gov.in. The form shows the fee, which depends on the number of years. For the steps, see our Punjab and Haryana EC guide.
Where is the bhu naksha Punjab portal?
At gisbhunaksha.punjab.gov.in. Choose district, tehsil, kanungo, patwar and village, then open the plot.
Does a clean jamabandi mean the title is clear?
No. Section 44 makes a lawful entry presumed true until the contrary is proved. It does not show civil suits, unregistered deals or a broken deed chain. See our 30-year title search report guide.
LegiScore offers title search and legal opinion reports for Punjab property at legiscore.in.
This guide is general information, not legal advice. Fees and portal steps can change, so confirm on the official portal before you pay.