Transfer of Inherited Property to Legal Heirs in Pakistan – Step-by-Step Guide [2025]

What’s the inheritance property transfer in Pakistan?

When someone passes away, their belongings—such as land, a house, cash, or even personal items—don’t simply disappear. These things get passed down to their family. That’s called inherited property.

In Pakistan, inheritance is governed by Islamic law, also known as Shariah.

It’s clear-cut. The law determines who receives what, and each legal heir is entitled to a fixed share. No guesswork. Just a set system that kicks in when someone dies.

There are two main types of inherited assets:

  • Immovable property like land, homes, or plots.
  • Movable property, like money in bank accounts, jewellery, or vehicles.

Heirs include blood relatives such as sons, daughters, spouses, and parents. The succession process ensures that the rightful ownership passes to these family members.

If you’re dealing with a gifted property, check our detailed Hiba transfer guide.

When someone dies, their property doesn’t just sit there—it gets passed on to their family. But not just anyone can claim it. Only legal heirs have that right.

In Pakistan, Islamic Shariah and civil law team up to make it crystal clear who qualifies as a legal heir.

  • The father
  • The mother
  • The wife
  • The son
  • The daughter

Each person receives a set share, depending on their relationship to the deceased. It’s all laid out in the law—no room for guesswork.

Islamic Shariah-Based Share Distribution:

Under Islamic inheritance law, a son receives twice the share of a daughter.

It’s part of a fixed system that balances financial responsibilities and family roles.

  • A wife gets 1/8th of the property if her husband leaves behind children.
  • If there are no children, her share increases to 1/4th.
  • It’s all set by Islamic inheritance rules.
  • A mother usually receives 1/6th of the total property.

These inheritance rights are protected under Islamic laws and must be honoured during property mutation and transfer procedures.

What Happens If the Kids Are Still Minors?

If someone passes away and leaves behind young children, the law steps in to protect their share of the property.

To handle a minor’s Inheritance, you’ll need to get a Guardianship Certificate from the civil court.

This way, the child’s share remains safe, and the court monitors its management.

Note: Transferring property to legal heirs without fulfilling these steps can cause legal disputes later.

Required Documents for Transferring Inherited Property

To transfer inherited property in Pakistan, you’ll need to submit certain documents. They prove you have the legal right to claim it.

Essential Documents Include:

  • Death Certificate of the deceased
  • Succession Certificate or Wirasat Nama (from NADRA or a civil court)
  • Family Registration Certificate (FRC) from NADRA
  • CNICs of all legal heirs
  • Guardianship Certificate, if any heir is a minor
  • Mutation Application Form for the land or property transfer

These documents assist the land revenue office or housing society in processing the property mutation in the name of the rightful heirs.

Pro Tip: For regular (non-inheritance) property transfers, check our Main Property Transfer Guide to learn more about the sale deed, Hiba deed, and transfer fees.

How To Get A Succession Certificate In Pakistan

You can obtain a succession certificate—also known as a Wirasat Nama—through NADRA or a civil court.

NADRA Digital Succession Certificate: What It Does and How to Get It

This certificate proves you’re a legal heir and gives you the green light to transfer inherited property.

Getting it is simple:

  1. Head to your nearest NADRA Succession Centre
  2. Submit the required documents
  3. Complete biometric verification
  4. Once done, NADRA issues the certificate digitally, quickly, and officially.
  5. NADRA verifies the information and issues your certificate within 15 to 30 days.

The process helps legal heirs claim property rights without court delays.

Court-Based Succession Process (Wirasat Nama)

If NADRA doesn’t handle your case, you can go through the civil court instead.

Here’s how it works:

  1. File a written application in the civil court through a lawyer
  2. Submit the death certificate, CNICs, FRC, and property details in the name of the deceased that you need to transfer to the legal heirs.
  3. The court publishes a public notice in the leading daily newspaper
  4. After reviewing the evidence, the judge issues a Succession Certificate
  5. It’s a formal process, but it gets the job done when NADRA isn’t an option.

Required Documents Checklist

Whether you’re applying through NADRA or the court, make sure you have these:

  • Death certificate of the deceased
  • CNICs of all legal heirs
  • Family Registration Certificate (FRC)
  • Property ownership documents

These are your must-haves to get the process started.

Tip: The important point to remember check names and spellings match across all documents to avoid delays.

Step 1: Gather Your Inheritance

Documents

Before you begin the property transfer, you will need to collect a few key documents. These prove you’re a legal heir and help move things forward without delays.

Here’s what to grab:

  • Death Certificate
  • Succession Certificate or Wirasat Nama (from NADRA or the civil court)
  • Family Registration Certificate (FRC)
  • CNICs of all legal heirs
  • Guardianship Certificate (if any heir is under 18)

Once you have these in hand, you’re ready to take the next step—getting the property officially transferred to your name.

Step 2: Submit Your Papers to the Registrar or Housing Society

Now that your documents are ready, it’s time to submit them to the correct location.

Head over to the transfer office—this could be the CDA, LDA, or your local housing society’s transfer branch.

Here’s what to do next:

  • Fill out the mutation application form
  • Pay the transfer fee (don’t worry—it’s usually small for inheritance cases)

Once you’ve submitted everything, the office starts updating the property records. That’s one step closer to making the inheritance official.

Once you’ve submitted everything, the authority takes over.

They’ll carefully review your documents and then:

  • Transfer the property title to all legal heirs
  • Divide the shares based on Islamic inheritance law
  • Update land records and the property registry

After this step, the property officially belongs to the rightful heirs, and the paperwork reflects it.

This simple guide helps you legally transfer inherited property in Pakistan—whether it’s urban land, a house, or a plot in a housing society.

Good news—Pakistan charges no inheritance tax.

You also don’t pay:

  • Capital Gains Tax (CGT)
  • Advance Tax on Inherited Property

In most cases:

  • CDA mutation fee is just Rs. 5,000
  • Registry charges stay low

That’s why inheritance is one of the cheapest legal ways to transfer property.

Want to avoid taxes on property gifts? Check out our Hiba (gift) transfer guide.

What If One of the Heirs Is a Minor?

A minor cannot manage, sell, or transfer inherited property on their own. Here’s what the family must do:

  • Get a Guardianship Certificate from the civil court.
  • File a “Permission to Sell” if you plan to sell the minor’s share.
  • Submit a legal guarantee or bond, as required under the law.

Courts always protect the minor’s interest.

They approve the sale only if it is clearly in the child’s best interest.

No. One heir cannot sell the property alone.

All legal heirs must agree before selling inherited property.

To proceed legally, you must have:

  • Written Power of Attorney from all other heirs, OR
  • A court order

Selling without consent is illegal.

Any heir can challenge the sale in court, and it may be reversed.

For smoother transfers without share distribution, read our Pillar Property Gift Guide.

FAQs About Inheritance Transfers

  • A Legal Heirship Certificate lists all the rightful heirs.
  • A Wirasat Nama goes a step further—it shows how the property is split among them.

Can You Transfer Inherited Land Without Mutation?

Nope. You can’t skip mutation.

It’s the step that updates land records and makes your ownership official.

Let’s Simplify Your Inheritance Transfer – Fast & Legally Compliant

We get it—legal stuff can feel complicated.

 That’s why we created PropDocWizard to help you:

  • Submit accurate paperwork
  • Avoid delays
  • Get NADRA or court certificates fast
  • Ensure proper mutation in land records

Ready to begin? Start your case now and let us handle the paperwork.

Final Words

Transferring inherited property in Pakistan isn’t difficult—if you have the proper documents and guidance. Doing it right protects your family’s future and helps you avoid costly legal troubles.

Whether you’re dealing with inheritance, a Hiba (gift), or any other transfer, our Main Property Transfer Guide has everything you need.

Don’t wait. Act today to secure your rightful share and safeguard your legacy.

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