Yhyjyk

I want some knowledge on joint property.The case is- My father has 1/4 th share in agricultural land in Hoshiarpur district Punjab.My father has one younger brother and one younger sister.My grandfather had disowned my father from agricultural property and house property making a will favouring everything to my father 's younger brother. My grandfather died in 1990 .After that my grandmother cancelled that will and divide the agricultural property in four names - 1. My father 2. My aunt ( father' s younger sister ) 3. My uncle ( father' s younger brother) 4 she herself. All the four beneficiaries were made to present at the tehsil of the district and all the four beneficiaries surrendered their shares in property in each other' s name and signed in the presence of some witnesses in the government records of tehsil before the patwari. The land was registered in four names in government records then. But in my knowledge and I also asked my father that there is no registry of the land. Only the government record in the tehsil is the record or proof of the land that it is registered in the name of four joint owners. It is now a joint property in the name of four joint owners. I want to know - (1.) Can a property be sold without registry if yes how? If no then is registry needed of that land if yes how will registry be made? Are signatures of all the joint owners required again for the registry of the land.( 2.) Can my father sell his share in the land without the knowledge consent and signatures of other three joint owners or are signatures of other three joint owners and their consent required for my father to sell his 1/4 th share in the property. I want to clear here -1. My grandmother one of the joint owners of the property died in 2007. 2. My aunt another joint owner does not want to take anything from the property. She is not interested in the property. But she is not ready to give her signatures and consent due to some family dispute. Then can my father sell his 1/4th share in the property without her signature and consent. If not is there any way to dispose off the property and and take his share for my father. Can my father move to the court. If yes - 1. What will be the minimum expected expense of the case 2. What will be the minimum expected duration of the case. 3. What will be the % of my father's success. (3) As my grandmother one of the joint owners has died and my aunt the other joint owner is not interested in the property, can my father and his younger brother the remaining two joint owners move to the court and claim 1/2 share each in the property and succeed.