Guides / Protecting your property

Inheritance and succession certificates for heirs living abroad

Protecting your property6 min readLast checked 22 October 2026

Who counts as an heir

In plain terms, heirs are the close family members whom the law recognises as entitled to a share of what the person left. Who they are, and how much each receives, depends on the family and on the rules that apply to it. Wahan gives no rulings on shares. Ask a lawyer, and a scholar if your family wishes, and have the answer written down. Write down every possible heir, including those living abroad and those you rarely speak to, because leaving someone out is a common cause of later disputes.

Gather the basics

• The death certificate of the person who died, and their CNIC.
• The CNIC or NICOP of each heir.
• A list of the heirs and how each is related.
• A list of the property and other assets, with addresses and any papers you hold.
• A family registration certificate, if your lawyer asks for one.

The NADRA succession certificate

The Birmingham and Manchester consulate pages describe the route like this (checked 22 October 2026):

1. The application is started in Pakistan through NADRA’s online succession system. The Manchester page says it can only be started from Pakistan, so if all the family are abroad, one person may need to go or authorise someone there.
2. The person who applies gives their ID, the deceased’s death certificate and ID, and a letter of authorisation from all the legal heirs.
3. The applicant lists the heirs and the deceased’s movable and immovable assets.
4. Each heir then completes biometric verification online. Heirs abroad can do this with the Pak Identity mobile app, available on Android and iOS, according to both pages.
5. The certificate is issued from Pakistan.

Consulate pages do not list fees, timelines or every document, so ask the NADRA helpline or the consulate for the current requirements and costs, and ask for them on paper, with the date. Do not pay anyone who offers to "fast track" the certificate.

Giving fingerprints from abroad

Install the official Pak Identity app only from your phone’s app store, and follow the instructions in it. Do not share the codes or your NICOP images with anyone who calls you. If the app does not work for you, ask your nearest Pakistani mission how heirs in your country can complete the step.

The next step: moving the land into your names

A succession certificate is not the same as the land record changing. After the estate is settled, the heirs need to have the land record updated through the inheritance mutation (وراثتی انتقال) at the land record office, so the fard shows the heirs. The process and the papers differ by province and case, so ask your lawyer which office and papers you need, and ask for a fresh fard afterwards to confirm the result.

If heirs disagree

• Get everyone’s position in writing, in a calm tone.
• Do not let one heir sell, rent out or move into the property alone while the others are not agreed.
• A lawyer can explain whether an agreement among the heirs, a division, or a court route fits.
• Keep dated photos and papers of the property’s condition, who is living there and what rent is collected. These help everyone remember the same facts.

Protect the property while it is unsettled

Empty or half-claimed houses attract trouble. Check them regularly. Keep utility bills paid and photographed. Have someone you trust hold the keys, and make sure two or more family members know who that is. Put in writing who may collect rent and where it goes. Do not give a power of attorney to one person without a lawyer reading it (see our guide on power of attorney).

Common mistakes

• Waiting years because "we will sort it out when we visit".
• Leaving an heir out of the list.
• Letting one sibling sell or rent without written agreement from the others.
• Giving a wide power of attorney to the first helpful person.
• Paying an agent upfront for a "guaranteed" certificate.
• Not asking for a fresh fard after the transfer.
• Not looking at the property for a year.

Urdu glossary

Last checked: 22 October 2026. Rules change; confirm with the office or a lawyer before acting.