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Darkhwast Nishandehi (Application for Demarcation of Land)

At a glance

Price
₹99 · GST included
Stamp duty
No stamp duty — s.2(14)/s.3, Stamp Act 1899: asking an officer to walk to a field creates no right, so no Schedule I-A article catches it.
Registration
Not registrable, not available — s.17(1) doesn't reach it (no right created/assigned/limited/extinguished), nor s.18's optional list.
Witnesses
No attesting witnesses — not a deed-type instrument under s.3, Transfer of Property Act, 1882 or s.63, Succession Act, 1925; two witnesses on a darkhwast just reads as copied from a sale-deed precedent.

₹99

GST included

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Also called

  • Nishandehi Application
  • Darkhwast Nishandehi
  • Nishandehi Darkhwast
  • Nishan Dehi
  • Application for Demarcation of Land
  • Demarcation Application
  • Zameen di Nishandehi
  • Zameen ki Nishandehi

Whether you can fill this in here

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You can fill this one in on this site, and read the whole draft on screen before you decide anything about it. It is a carefully drafted template; it is not advice about your own facts.

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Why you need it

When you need it

Use when the record says the land is yours but nobody can point to where it begins and ends. A Darkhwast Nishandehi asks the Circle Revenue Officer (Naib/Tehsildar, ACII 2nd grade) to send the Field Kanungo and Patwari to measure the khasra against the shajra kishtwar and erect burjis — one of Punjab's two most-filed revenue documents (1,79,759 LDS applications as of 6 Sep 2026). Typical applicants: a buyer confirming area before paying, co-sharers cutting shares after partition/inheritance/takseem, or an owner suspecting encroachment. File online via LDS at rcms.punjab.gov.in (district, tehsil, village, jamabandi year, khewat, khatauni, khasra) or at the CRO's office — 45 days notified (2018 Act), 47 via a Sewa/Fard/Saanjh Kendra; lapse leads to appeal to the SDM then DC. That's DIFFERENT from disputing the demarcation itself: s.13, PLRA 1887 — Collector 30 days, Commissioner 60, Financial Commissioner 90 (s.14) — don't confuse the two ladders. Fixes the boundary the record asserts, not ownership: s.44 presumes only until disproved; s.45 sends real disputes to a declaratory suit (s.34, Specific Relief Act, 1963). NOT for: a wrong entry (Fard Badar — para 7.29 CRO/SDM split, para 7.30 bars using mutation); dividing a joint holding (partition — s.126 bars your CRO; private consensual partition is 30 days); a title/will/benami/sale dispute (civil suit); consolidation repartition (1948 Act, own timetable); shamlat deh (s.11, 1961 Act, Collector, appeal Commissioner 60 days); or Chandigarh (its own department). Trap: if it ends in swapping strips, that's a SEPARATE registrable ad valorem instrument (exchange/relinquishment/conveyance) — register it on its own; a boundary settlement dressed as a demarcation report transfers nothing.

See stamp duty, registration and witnesses

What follows is written for Punjab. It states the position there rather than describing how it varies, so the amounts below are the ones that apply — worth confirming at the sub-registrar’s office, because rates change. If the property is anywhere else in India, none of this is yours.

Stamp duty

No stamp duty — s.2(14)/s.3, Stamp Act 1899: asking an officer to walk to a field creates no right, so no Schedule I-A article catches it. Plain paper or the department's form. It attracts COURT FEE, not duty — Court Fees Act, 1870 as amended in Punjab: Art 1(b) Sch II (petition to a Collector/subordinate officer), Art 4 (affidavit), Art 10 (vakalatnama). Punjab has revised Sch II repeatedly with no current dated notification confirmed as at 6 Sep 2026 — read the schedule at the CRO's office first. The affidavit IS chargeable — Article 4, Schedule I-A (Punjab), fixed nominal duty. Buy from a licensed vendor, via SHCIL e-stamp (above Rs 49,999), or via NeSL (Authorised Collection Centre for 5 non-registrable types incl. affidavits — Punjab E-Stamp Rules 2014, rr.2(c)/12/13; Notification e-office/188125-ST.2, 2024) — ask the current denomination. Don't leave an e-Stamp unlocked past 4 months (Stamp & Registration Branch No.07/15/2026-ST-2(PF-1)/10837, 11 Jul 2026 now locks these). Three more service charges: the LDS portal's own fee (shown only after OTP, unverified here); the Kanungo's/Patwari's travel/DA, labour and burji costs, usually on the applicant; and copying at the Patwari's scale (Manual para 3.48, Rule 71 PLR Rules) — Rs 20/page for a jamabandi copy, Rs 20 per 4 fields for a tracing (uncertain vintage — ask); a computerised nakal (Rule 71-B, Notification G.S.R/P.A/1887/Ss.155&156/Amd.2009) is charged separately. The Rs 600 mutation/Rs 200 pasting fees do NOT apply here. Punjab only — Chandigarh has its own department and fees.

Registration

Not registrable, not available — s.17(1) doesn't reach it (no right created/assigned/limited/extinguished), nor s.18's optional list. No fee, no window, no penalty — goes to the CRO, never the Sub-Registrar. Time-bound is the SERVICE: 45 days notified (2018 Act), 47 via a Sewa/Fard/Saanjh Kendra; first appeal SDM, second DC. No codified Punjab rule for the PROCEDURE itself was located as at 6 Sep 2026 — the basis is that notified service plus Chapter IX, PLRA 1887 (s.3(17): a survey-mark includes a boundary-mark) and settled practice. The report and tatima shajra go on the revenue record; get a certified copy from the Patwari (Manual para 3.48, Rs 20/page, uncertain vintage) for your prayer. One negative point: a demarcation ending in an exchange or purchase of strips is a SEPARATE, compulsorily registrable, ad valorem instrument — 5% + 1% cess + 1% registration (capped Rs 2,00,000) + 1% PIDB + facilitation + Rs 200 pasting, on the higher of consideration or the Collector rate. Register that separately — a demarcation report transfers nothing.

Notarisation

The application isn't notarised — signed/thumb-marked and verified, and that clause suffices. The affidavit MUST be sworn, on stamped paper, before a Notary (Notaries Act, 1952) or Oath Commissioner (P&H HC appointed) — the seal, register serial number AND date must all appear (a missing number is routinely returned); put the deponent's age on the face too. Fee: Rule 10, Notaries Rules, 1956 — get a receipt. The deponent must appear IN PERSON; if illiterate, the notary reads/explains in Punjabi first and records having done so. Sworn outside Punjab, any Indian Notary Public's certificate is receivable here.

Witnesses

No attesting witnesses — not a deed-type instrument under s.3, Transfer of Property Act, 1882 or s.63, Succession Act, 1925; two witnesses on a darkhwast just reads as copied from a sale-deed precedent. Instead: an identification block, since notaries want the deponent personally known or identified by someone who is (fill the optional block if asked; skip it if the notary IDs from photo ID). What actually decides the filing is the adjoining khasra holders on all four sides — name them in Part C, have the office summon them, and get them present at measurement; a demarcation without notice to a touched neighbour can be set aside on appeal.

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Sample preview — placeholder answers, not your data

DARKHWAST NISHANDEHI
(APPLICATION FOR DEMARCATION OF LAND)

BEFORE THE CIRCLE REVENUE OFFICER, TEHSIL Rajpura, DISTRICT Patiala, PUNJAB
(Naib Tehsildar / Tehsildar, Assistant Collector Second Grade, and Designated Officer for the notified service of land demarcation)

Demarcation Case No. ______________ of 20______
(to be filled in by the office)

IN THE MATTER OF:
Land comprised in Khewat No. 412, Khatauni No. 501, Khasra / Killa Nos. 1247/2, 1248, 1249/1 (killa Nos. 14//5, 14//6/1), situated in the revenue estate of Village Bhullarheri, Tehsil Rajpura, District Patiala, Punjab, as entered in the Jamabandi for the year 2020-2021.

APPLICANT:
Gurpreet Singh, son of Sardar Joginder Singh, resident of House No. 214, Ward No. 6, Village Bhullarheri, Tehsil Rajpura, District Patiala, Punjab 140401.
Mobile: +91 XXXXX XXXXX | Email: gurpreet.singh@example.com

VERSUS

RESPONDENTS:
The adjoining khasra holders named in Part C of this application, and all other persons interested.

APPLICATION FOR DEMARCATION (NISHANDEHI) OF THE BOUNDARIES OF THE ABOVE-DESCRIBED LAND AND FOR THE ERECTION OF BOUNDARY PILLARS (BURJIS), MADE UNDER CHAPTER IX (BOUNDARIES AND BOUNDARY MARKS) OF THE PUNJAB LAND REVENUE ACT, 1887, READ WITH THE NOTIFIED SERVICE OF LAND DEMARCATION UNDER THE PUNJAB TRANSPARENCY AND ACCOUNTABILITY IN DELIVERY OF PUBLIC SERVICES ACT, 2018

RESPECTFULLY SHEWETH:

PART A — THE APPLICANT AND HIS INTEREST IN THE LAND

  1. That the applicant is the recorded owner (malik) of the said land. The land to which this application relates (hereinafter called "the said land") stands entered in the Jamabandi for the year 2020-2021 of the revenue estate of Village Bhullarheri, Tehsil Rajpura, District Patiala, Hadbast No. 156, at Khewat No. 412 and Khatauni No. 501, and is more particularly described in the Schedule at the foot of this application.
  1. That the said land is agricultural land measuring 4 Kanal 12 Marla in the aggregate, the share of the applicant in the said khewat being 1/4 share, and comprises Khasra / Killa Nos. 1247/2, 1248, 1249/1 (killa Nos. 14//5, 14//6/1).
  1. That the interest of the applicant in the said land arises from a registered sale deed, the particulars whereof are: Mutation (Intkal) No. 4521, sanctioned by the Naib Tehsildar, Rajpura, and Sale Deed No. 3312 registered at the office of the Sub-Registrar, Rajpura, dated 1 April 2026. A copy of the said document or record entry is annexed to this application, together with a current nakal of the Jamabandi for the year 2020-2021 and a tracing of the tatima shajra of the said khasra numbers.

PART B — THE OCCASION FOR DEMARCATION

  1. That demarcation of the said land has become necessary for the following reason, namely that the boundaries of the holding have never been marked on the ground and no boundary pillars (burjis) exist. The particulars of the encroachment or boundary interference complained of, being the portion of the said land affected, the person responsible, the period concerned and what presently stands upon it, are as follows: The holder of adjoining Khasra No. 1250 on the eastern side has, since about the kharif season of 2024, ploughed over the dividing dol and brought approximately 2 marlas of Khasra No. 1249/1 under his cultivation, and has in March 2026 sunk a bore on that strip. The dol formerly ran in a straight line from the corner of the water course to the kikar tree at the southern end.
  1. That as to such boundary marks as presently exist upon the ground, the position is that no boundary pillar (burji) or other permanent mark presently identifies those boundaries upon the spot. The boundaries of the said land, as those boundaries stand upon the revenue record and as the applicant seeks to have them fixed upon the ground, are set out in the Schedule below. To the extent that the boundaries are not identifiable with certainty upon the spot, the applicant is unable to enjoy and protect the said land to the extent to which the record shows it to belong to him, and is exposed to a continuing risk of loss of area.
  1. That save as stated in this paragraph, no demarcation of the said land has at any time been carried out by the revenue agency. The applicant discloses the following particulars of an earlier demarcation, together with the reason why a fresh demarcation has now become necessary: The land was demarcated in 2017 in Case No. 88/2017 before the Naib Tehsildar, Rajpura, and burjis were erected at that time. Those burjis were removed during levelling operations carried out in 2023 and no trace of them now survives on the ground.
  1. That save as stated in this paragraph, no suit, appeal, revision, execution or other proceeding concerning the title to, or the boundaries of, the said land is pending before any civil court or revenue court, and no such proceeding has been decided against the applicant. The applicant discloses the following particulars of a pending or decided proceeding: Civil Suit No. 214 of 2025 titled Balwinder Singh v. Gurpreet Singh, for permanent injunction in respect of Khasra No. 1249/1, is pending before the Court of the Civil Judge (Junior Division), Rajpura, and is fixed for evidence. No question of title to the said land arises in that suit.

PART C — THE ADJOINING HOLDERS TO BE SUMMONED

  1. That the persons whose holdings adjoin the said land, and who are therefore necessary parties to the demarcation and are liable to be summoned so as to be present upon the spot at the time of measurement, are the following, whose names, parentage, khasra numbers and addresses are given so that process may issue: 1. Jarnail Singh son of Mukhtiar Singh, holder of Khasra No. 1246 (north), resident of Village Bhullarheri, Tehsil Rajpura, District Patiala.
  2. Balwinder Singh son of Harnam Singh, holder of Khasra No. 1250 (east), resident of House No. 41, Village Bhullarheri, Tehsil Rajpura, District Patiala.
  3. Smt. Harbans Kaur widow of Sohan Singh, holder of Khasra No. 1240 (west), resident of Village Sehra, Tehsil Rajpura, District Patiala.

Questions about this document

Does the Darkhwast Nishandehi (Application for Demarcation of Land) need stamp paper or stamp duty in Punjab?

No stamp duty — s.2(14)/s.3, Stamp Act 1899: asking an officer to walk to a field creates no right, so no Schedule I-A article catches it. Plain paper or the department's form.

It attracts COURT FEE, not duty — Court Fees Act, 1870 as amended in Punjab: Art 1(b) Sch II (petition to a Collector/subordinate officer), Art 4 (affidavit), Art 10 (vakalatnama). Punjab has revised Sch II repeatedly with no current dated notification confirmed as at 6 Sep 2026 — read the schedule at the CRO's office first.

The affidavit IS chargeable — Article 4, Schedule I-A (Punjab), fixed nominal duty. Buy from a licensed vendor, via SHCIL e-stamp (above Rs 49,999), or via NeSL (Authorised Collection Centre for 5 non-registrable types incl. affidavits — Punjab E-Stamp Rules 2014, rr.2(c)/12/13; Notification e-office/188125-ST.2, 2024) — ask the current denomination. Don't leave an e-Stamp unlocked past 4 months (Stamp & Registration Branch No.07/15/2026-ST-2(PF-1)/10837, 11 Jul 2026 now locks these).

Three more service charges: the LDS portal's own fee (shown only after OTP, unverified here); the Kanungo's/Patwari's travel/DA, labour and burji costs, usually on the applicant; and copying at the Patwari's scale (Manual para 3.48, Rule 71 PLR Rules) — Rs 20/page for a jamabandi copy, Rs 20 per 4 fields for a tracing (uncertain vintage — ask); a computerised nakal (Rule 71-B, Notification G.S.R/P.A/1887/Ss.155&156/Amd.2009) is charged separately. The Rs 600 mutation/Rs 200 pasting fees do NOT apply here.

Punjab only — Chandigarh has its own department and fees.

Does the Darkhwast Nishandehi (Application for Demarcation of Land) need registration in Punjab?

Not registrable, not available — s.17(1) doesn't reach it (no right created/assigned/limited/extinguished), nor s.18's optional list. No fee, no window, no penalty — goes to the CRO, never the Sub-Registrar.

Time-bound is the SERVICE: 45 days notified (2018 Act), 47 via a Sewa/Fard/Saanjh Kendra; first appeal SDM, second DC. No codified Punjab rule for the PROCEDURE itself was located as at 6 Sep 2026 — the basis is that notified service plus Chapter IX, PLRA 1887 (s.3(17): a survey-mark includes a boundary-mark) and settled practice.

The report and tatima shajra go on the revenue record; get a certified copy from the Patwari (Manual para 3.48, Rs 20/page, uncertain vintage) for your prayer.

One negative point: a demarcation ending in an exchange or purchase of strips is a SEPARATE, compulsorily registrable, ad valorem instrument — 5% + 1% cess + 1% registration (capped Rs 2,00,000) + 1% PIDB + facilitation + Rs 200 pasting, on the higher of consideration or the Collector rate. Register that separately — a demarcation report transfers nothing.

What does the Darkhwast Nishandehi (Application for Demarcation of Land) cost on Kaagazaat?

₹99, GST included.

Launch period: downloads are free for now. The prices shown apply once payments open.

Does the Darkhwast Nishandehi (Application for Demarcation of Land) need witnesses?

No attesting witnesses — not a deed-type instrument under s.3, Transfer of Property Act, 1882 or s.63, Succession Act, 1925; two witnesses on a darkhwast just reads as copied from a sale-deed precedent. Instead: an identification block, since notaries want the deponent personally known or identified by someone who is (fill the optional block if asked; skip it if the notary IDs from photo ID). What actually decides the filing is the adjoining khasra holders on all four sides — name them in Part C, have the office summon them, and get them present at measurement; a demarcation without notice to a touched neighbour can be set aside on appeal.

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