Rajinama process
1. Land ownership transfer process
Rajinama is the common sale-deed route for transferring land ownership from seller to buyer. The agreement becomes effective for land records only after the correct Land Revenue Office verifies the parties, collects official revenue/tax and updates the registration record.
- 1
Verify the land before money changes hands
Match Lalpurja, kitta number, area, owner name, map, boundaries, road access and restrictions. Check whether land revenue/tax is clear and whether any loan, dispute, partition or court issue exists.
- 2
Estimate transfer cost and CGT
Calculate registration/stamp-related fees from the official office/province source, and estimate property capital gains tax before fixing the final settlement between buyer and seller.
- 3
Prepare Rajinama and supporting documents
The deed must match the real transaction: buyer/seller details, land details, sale value, signatures/thumbprints and witness/representative details where required.
- 4
Visit the correct Malpot office
Land is registered through the Land Revenue Office connected to the property record. Buyer, seller and required witnesses/representatives should appear as instructed.
- 5
Pay official revenue and complete verification
Pay registration revenue, local/land dues, capital gains tax and other official charges only through the official counter or supported payment/voucher channel.
- 6
Collect updated Lalpurja and store receipts
Before leaving, check the updated owner name, kitta, area and transaction details. Keep the registration receipt, tax voucher and scanned copy of the updated Lalpurja.
Lalpurja check
2. What to verify on Lalpurja and kitta
Lalpurja is the central ownership document, but safe buying needs cross-checking. Match the paper record with the cadastral map, physical land and tax/office records.
- Owner name and citizenship details match the person selling.
- Kitta number, sheet/map number and area match the actual plot.
- Area unit is converted correctly: Ropani/Aana/Paisa/Daam or Bigha/Kattha/Dhur.
- Land revenue, local property tax and old dues are clear.
- Road access, boundary, right-of-way and neighbouring claims are understood.
- No bank loan, रोक्का, court stay, dispute, partition or inheritance issue blocks transfer.
- Every registered owner or authorised representative is ready to sign.
Payment
3. Malpot online payment and revenue voucher
Some land offices and official systems may support online forms, voucher generation or digital payment for certain revenue steps. But land transfer is not something you should treat as “fully online” unless your selected office explicitly confirms it.
- Confirm the exact payable heads at the Malpot office or official portal.
- Use only official government counter, bank voucher or supported payment channel.
- Match the voucher to the correct kitta/transaction/service before paying.
- Never pay registration tax, CGT or “Malpot charge” to a broker's personal wallet.
- Keep the printed/digital receipt until the updated record and Lalpurja are collected.
Taxes and fees
4. Registration fee, local dues and property CGT
A land transfer can involve registration/stamp-related revenue, local land/property tax dues, service charges and capital gains tax on the seller's gain. Rates and responsibility can depend on province, municipality, land type, buyer/seller relationship and fiscal-year rules.
- Ask the office for the current official registration/transfer charge before signing.
- Clear land revenue and local tax arrears before registration day.
- Use the Property CGT calculator only as an estimate; Malpot/IRD confirms the final tax.
- Write in the agreement who bears registration fees, local dues and CGT.
- Do not undervalue the transaction just to reduce tax; it can create legal and banking risk.
Special cases
5. Cases that need extra documents
Inherited land
Heirship, death certificate, relationship proof, partition documents or court order may be needed before heirs can sell or transfer.
Bank loan / रोक्का
Land under mortgage or रोक्का needs release/consent from the concerned bank, office or authority before ownership can pass.
Company land
Company registration, PAN/VAT, board decision, tax clearance and authorised signatory proof can be required.
Joint ownership
All owners must consent/sign or provide valid power of attorney. Missing one owner can stop the registration.
Avoid rejection
6. Common mistakes in land transfer
- Comparing price without converting Ropani/Aana or Bigha/Kattha correctly.
- Ignoring road access, boundary and map mismatch because the Lalpurja “looks fine”.
- Not checking tax arrears, रोक्का, loan or court dispute before payment.
- Letting a broker handle payment through a personal account instead of official channel.
- Leaving CGT and registration-fee responsibility unclear between buyer and seller.
- Signing before every owner/heir/company authorised person is ready.
- Failing to check the updated Lalpurja details before leaving the office.
7. Related Tools Pasal help
Accuracy record
Official sources
Reviewed on . Government portals, fees and procedures can change; the linked official pages remain authoritative.
- Ministry of Land Management, Cooperatives and Poverty Alleviation ↗
Official ministry portal for land administration notices, laws, directives and links to land-management bodies.
- Department of Land Management and Archive / Malpot office directory ↗
Official directory listing DOLMA and Land Revenue Office information officers and district office links.
- Land Administration Directives ↗
Official ministry directory section listing Land Administration Directive updates used for office-process context.
- Inland Revenue Department — Income Tax Act 2058 ↗
Official income-tax law source for real-estate capital gains tax context; final tax is confirmed at Malpot/IRD channels.