Punjab Jamabandi: Online Fard, WhatsApp Copy, Intkal and Rapat Requests

Punjab Jamabandi is the Punjab government’s land-record portal at jamabandi.punjab.gov.in, run by the Department of Revenue, Rehabilitation and Disaster Management and branded “Easy Jamabandi” since June 2025, when the state put its main revenue services online. It does three jobs for most visitors: it shows the fard (the copy of a village jamabandi) free, it sells a digitally signed, QR-coded fard that arrives on WhatsApp or email, and it takes online requests for intkal (mutation), rapat entries and record corrections that once needed a trip to the patwari.

The commonest wrong turn is the search term itself. People look for a “PLRS fard” and land on the website of the Punjab Land Records Society, which mainly carries recruitment notices; the fard lives on jamabandi.punjab.gov.in. The second wrong turn costs money: buyers of land registered through the state’s online registration system often file a separate mutation request, when the portal says such deeds reach the patwari for mutation on their own. This guide sorts out which service you actually need.

Punjab Jamabandi at a Glance

The portal is bilingual, with every label in Punjabi first and English after the slash. The facts below are from the live portal, its user manual and its FAQ, as of 3 November 2026.

The 23 districts in the drop-down match the state’s current map; the list of districts in Punjab helps if your tehsil changed district.

Punjab Record Words in Plain English

Punjab’s land records still use the vocabulary of the old settlement registers, and the portal’s menus assume you know it.

• Jamabandi: the record of rights for a village, listing every owner and cultivator with their shares and fields.
• Fard: a copy of the jamabandi for one holding. The portal’s FAQ treats “fard” and “nakal of jamabandi” as the same thing.
• Khewat: the ownership holding. One khewat can carry several co-owners.
• Khatouni: the cultivation holding number, which the portal lets you search by on its own.
• Khasra: the number of a single field.
• Intkal: a mutation, the entry that moves ownership after a sale, gift, inheritance or court order.
• Vasika: a registered deed; “intkal on the basis of vasika” is a deed-based mutation.
• Virasat: inheritance.
• Rapat: a report entered in the patwari’s daily register (roznamcha), used to note a bank loan, its repayment or a court order against the land.
• Fard badar: an order correcting a clerical error that crept into a new jamabandi.
• Taqseem: partition of a joint holding.

The khewat number is the one to keep. Signed copies, subscriptions and rapat requests all ask for it.

The Online Services and What Each Costs

Easy Jamabandi bundles one free view and several paid or free requests. Fees and time limits below come from the portal’s FAQ and user manual unless marked otherwise.

The subscription fee is the one figure the portal itself doesn’t print. Its FAQ only calls it a “nominal fee”, and the Rs 500 figure comes from reports of the June 2025 launch, so check the amount on the payment screen.

The family partition service is the newest. The home page marks it NEW and its Punjabi caption calls it the Chief Minister’s scheme for partition within 30 days. The form asks for the applicant’s name, gender, father’s name, grandfather’s or father-in-law’s name and mobile number with OTP; the screens after that sit behind the OTP and aren’t covered here.

How to View Your Fard Free

The free fard needs no login, no payment and no OTP.

1. Open jamabandi.punjab.gov.in and, under “View Jamabandi”, pick “Owner Name Wise”, “Khewat No. Wise”, “Khasra No. Wise” or “Khatouni No. Wise”.
2. In the “Select the Region” box, choose the Jamabandi Period: “Current” for the latest record or “Previous” for an older jamabandi.
3. Choose the district, tehsil, village and year, then click “Set Region”.
4. If you searched by number, pick the khewat, khatouni or khasra number from the drop-down.
5. If you searched by owner name, type the name in Punjabi with the on-screen virtual keyboard, click “View Owner Relation”, select the right person (the relation shown tells apart owners with the same name) and tick the khewats you want.
6. Enter the captcha and click “View Report”.

The fard opens as an uncertified copy. You can download or print it, but the FAQ is plain that it is for viewing and your own information only.

The same menu has three more free searches. “View Mutation” finds an intkal by mutation number, “View Roznamcha” finds a rapat by rapat number or by waqiati number, and “View Registered Deed” finds a deed by seller or buyer name, khewat number, registration number or registration date.

How to Get a Signed Fard on WhatsApp

When a bank, court or office wants the record, the free view won’t do. The portal’s answer is a digitally signed fard with a QR code, and its FAQ says this copy is legally valid, as is a fard bought at a Sewa Kendra or Fard Kendra.

1. Search for the fard exactly as in the free view. Searching through the “Jamabandi on WhatsApp” tile opens the same four search options.
2. When the uncertified fard opens, choose the option to get the digitally signed copy.
3. Fill in your name, mobile number (an Indian number is preferred), email if you want it and address.
4. Choose how to receive it: Download, WhatsApp or Email, and click Submit.
5. The screen shows the total at Rs 25 per page. Click “Get OTP”, enter it and verify.
6. Pay by net banking, UPI or a credit or debit card.
7. After payment you get a download link, and the copy also goes to WhatsApp or email if you chose those.

Keep the request ID. “Fard Request Status” in the menu finds the request again by that ID and a captcha.

If the signature shows a question mark. Open the PDF in Adobe Acrobat Reader version 11 or later. The FAQ says a question mark or “Validity unknown” doesn’t mean the fard is faulty, and lists the fix:

• click the “?” icon, then “Signature Properties”, then “Show Signer’s Certificate”;
• on the “Trust” tab, click “Add to Trusted Certificate”, tick all boxes in the next window and click OK;
• click “Validate Signature” and look for the green tick.

Without a computer or a smartphone, dial 1076 for doorstep service. The FAQ says a Sewa Sahayak visits your home for a Rs 50 fee.

Intkal Online: Inheritance and Deed Mutations

Punjab now splits mutation into two cases, and only one of them needs you to apply.

A deed registered through NGDRS needs no request. The FAQ says deeds registered on the National Generic Document Registration System are sent to the patwari for mutation automatically. Only a mutation tied to an older deed needs the “Mutation on the basis of Deed” form.

Inheritance needs a request. The steps, from the user manual:

1. Click “Mutation of Inheritance”, enter your name, father’s name and mobile number, click “Send OTP” and verify.
2. Enter the deceased’s name, gender, father’s and grandfather’s names, date of death, death certificate number and your relationship to the deceased.
3. Click to fetch the death certificate from E-Sewa. If it doesn’t come through, upload it as a PDF of up to 5 MB.
4. Add each village where the land lies, clicking “Add” after each.
5. Add each legal heir with name, relation, mobile, address and remarks.
6. If there is a will, tick “Yes”, choose Registered or Unregistered, and for a registered will enter the sub-registrar office, the complete vasika number and date and click “Fetch copy of Will” from NGDRS. Otherwise upload it.
7. Accept the self-declaration, click “Save & Proceed for Print”, print the preview, sign it and upload the signed PDF.
8. Click “Submit & Proceed for Payment” and pay the Rs 600 one-time fee.

The heir list is where most requests go wrong. The FAQ, written with the Hindu Succession Act, 1956 in mind, says that for a deceased man you list his mother, his wife and all his children, married or unmarried daughters included. If a son died before him, list that son’s widow and children; if a daughter died before him, list her children. For a deceased woman, list her husband and all her children, and the children of any child who died before her.

The mutation is to be decided within 30 days. If the revenue staff need a clarification or someone objects, you are told by WhatsApp on the registered mobile number.

The deed form is shorter: the village, tehsil and district of the land, then the sub-registrar office, type of document, complete vasika number and date, after which you click “Fetch copy of Registered Deed” from NGDRS or upload the deed. It carries the same Rs 600 fee and 30-day limit.

Rapat Entries and Fard Badar

Both requests are free and follow the same pattern: OTP, land details, uploads, a signed printout.

Rapat. Choose the type of rapat (mortgage, court orders or others). For a bank loan, enter the owner’s name and family details, tick the khasra numbers and add the bank’s name, loan amount and the bank manager’s mobile number; then upload the jamabandi and the borrower’s application. For a court order, enter the case title, number and date of the order, the owner’s details and khasras, a gist of the order; then upload the jamabandi and the order. A loan rapat is entered within 7 days and a court-order rapat within 1 day.

Fard badar. This is only for a clerical slip: an entry that was right in an earlier jamabandi or sanctioned mutation and went wrong when the new jamabandi was written. Enter the jamabandi year and khewat or khasra, choose the type of correction, describe the wrong entry and the right one and upload both the old correct jamabandi and the latest incorrect one. It is decided within 15 days. A genuine dispute over ownership is not a fard badar; that goes to a revenue court.

Land-Alert Subscription for Owners and NRIs

The subscription is the portal’s guard against fraud. Once you subscribe a khewat, any update to it, whether a sale, a loan or a court order, is sent to you by WhatsApp or email, and you can object online.

1. Click “Subscription” and choose “India Resident” or “NRI”.
2. Enter your name, father’s name, country code, mobile number and email. Email is optional for residents and mandatory for NRIs.
3. Verify the OTP.
4. Add the district, tehsil, village and khewat number for each holding, then pay.

You get a confirmation screen and a subscription number by WhatsApp or email. For owners living abroad this is the cheapest early warning available, and the department pitched it at NRIs when it launched.

Common Errors and Fixes

Most problems come from the Punjabi-language data and the region box.

• Owner name not found. Names are stored in Punjabi. Use the virtual keyboard, try a shorter spelling or search by khewat or khasra.
• Number missing from the drop-down. You may be on the wrong Jamabandi Period. Switch between “Current” and “Previous”.
• Two owners with the same name. Use “View Owner Relation” and check the father’s name before you pay.
• Death certificate not fetched. Upload the certificate as a PDF under 5 MB.
• Will not fetched from NGDRS. Check the complete vasika number and date; if it still fails, upload your copy.
• Heir left out. Predeceased children’s families must be listed; a missing heir invites an objection and a delay.
• Question mark on the signature. Validate the certificate in Acrobat Reader as described above.
• Mutation request for a new registry. Not needed for an NGDRS deed; wait for the automatic mutation and check it under “View Mutation”.

Tracking and Complaints

Each request type has its own tracker. “Track Application” takes the application number and a captcha; “Fard Request Status” takes the request ID of a signed fard.

For complaints, the portal runs its own grievance system under “Grievance Redressal”.

1. Click “Submit Grievance” and enter your name, mobile number and email if you want.
2. Choose the district, tehsil and village.
3. Pick a reason: Delay in Mutation, Delay in correction of record, Delay in entry of Rapat, Bribe has been sought or Other.
4. Describe the problem and attach a supporting PDF of up to 5 MB if you have one.
5. Submit, and follow it later through “Track Grievance”.

The bribe option is deliberate; the FAQ says a demand for a bribe by any revenue official can be reported through the same tab. Above the patwari sits the tehsildar, who heads the tehsil that holds your record.

Punjab’s portal is one of many state systems built under the national land-records program; the concept note on land records management in India covers DILRMP and the gap between a record and a guaranteed title, and the state-wise land records portals table lists the site for every other state. The wider plan to link land records to farmer IDs is in the note on AgriStack, and the policy history behind these registers is in the note on land reforms.

Frequently Asked Questions

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