How to Verify Land Ownership, Documents, Mutation and Risks in Bangladesh 2025

The way to verify land ownership in Bangladesh is one of the most critical steps before purchasing or inheriting any property. In 2025, with digital land records expanding and scams becoming more sophisticated, proper land verification is no longer optional; it’s essential.

This detailed guide from Dewey & LeBoeuf, a global law firm with expertise in South Asian property law, explains how to confirm ownership, validate documents, complete mutation, and avoid legal and financial risks before making any land transaction.

Why Land Verification Is Essential in Bangladesh

Land-related disputes are among the most common civil cases in Bangladesh. Fraudulent documents, overlapping ownership, fake mutation papers, and illegal possession still occur frequently.

Without proper verification, buyers risk losing their investment, facing lengthy court battles, or discovering later that the land was already mortgaged or under litigation.

Verifying ownership ensures:

• The seller is the true owner of the land.
• The land is free from disputes, mortgage, or government acquisition.
• All legal and mutation records are correctly updated.

Step-by-Step Guide to Verify Land Ownership in Bangladesh (2025)

1. Collect the Basic Information from the Seller

Before any transaction, collect essential details from the landowner or seller, including:

• Dag number (plot number)
• Khatian number (record of rights)
• Mouza name and district
• Mutation number (if applicable)
• Type of property (leasehold or freehold)

Ask for both photocopies and original documents to start the verification process.

2. Check the Title Deed (Jomi er Dolil)

The title deed is the main proof of land ownership. It shows how and when the seller acquired the property.

Verify:

• The registration number, sub-registry office name, and date of registration.
• The seller’s name matches the name in the current record.
• The deed chain — ownership must trace back to a legally valid source (sale, gift, inheritance, or lease).
• The land area matches the record in the mutation and khatian.

You can verify the title deed directly at the local Sub-Registrar’s Office (Sub-Registry) where it was registered. The registry maintains both manual and digital records (in some districts, now accessible online via the e-Registration portal).

3. Verify the Mutation (Namjari) Record

Mutation, known as Namjari, is the process of updating the owner’s name in the land revenue record after purchase or inheritance.

To verify mutation:

• Collect the Mutation Certificate and Duplicate Carbon Receipt (DCR).
• Confirm that the mutation entry matches the deed, dag, and khatian numbers.
• Verify from the Assistant Commissioner (Land) office or through the Land.gov.bd portal (the official digital platform for mutation tracking).
• Ensure that the mutation order was issued legally and that the land tax (khajna) has been paid up to date.

Without proper mutation, the buyer’s name will not appear in government records — which means ownership is incomplete in the eyes of the revenue authority.

4. Cross-check the Khatian (Record of Rights)

The Khatian is the official record showing who legally possesses and pays revenue for a specific piece of land. There are different types of khatians such as:

• CS Khatian (Cadastral Survey) – earliest historical record.
• SA Khatian (State Acquisition Survey) – updated after state acquisition acts.
• RS Khatian (Revisional Survey) – latest corrected record.
• BS Khatian (Bangladesh Survey) – in areas where BS survey is complete.

For accuracy, match the seller’s name and dag numbers across all khatian types.

You can obtain certified copies from the local land office or the DLRS (Department of Land Records and Surveys). For many districts, e-Khatian copies are available through www.land.gov.bd.

5. Confirm the Latest Khajna (Land Tax) Payment

The land tax or Khajna receipt confirms that the owner regularly pays revenue to the government. Ask for the latest payment receipt and verify its authenticity from the respective land office.

If taxes have not been paid, you may face additional fees or complications in mutation after purchase.

6. Verify from the Land Office and Local Union Parishad

Before finalizing, visit the Assistant Commissioner (Land) office of the respective area. Ask for:

• Any ongoing litigation related to the land.
• Whether the land is government khas land, waqf property, or under acquisition.
  You can also cross-check with local Union Parishad or municipality offices to verify the actual possession and reputation of the seller.

7. Conduct a Physical Inspection

A site visit is crucial before paying any money.

• Confirm that the boundary matches the description in the deed.
• Ask local residents about the land’s history and whether there are any disputes.
• Ensure no illegal occupiers are present on the property.

A local surveyor or licensed advocate commissioner can assist in this verification.

8. Check for Mortgages or Encumbrances

Sometimes land is mortgaged to a bank or used as collateral. Ask the seller for a No Objection Certificate (NOC) from the bank, if applicable.
You can verify encumbrances at the Sub-Registrar’s Office by requesting an Encumbrance Certificate. This document confirms whether the land is free from any loan or lien.

9. Verify via Digital Land Information Portals (2025 Updates)

The Government of Bangladesh has made major progress in digitizing land data. In 2025, you can perform preliminary checks online using:

• www.land.gov.bd – for mutation, khatian, and application status.
• www.minland.gov.bd – for policy and digital services.
• DLRS Portal (dlrs.gov.bd) – for map and survey records.

However, these are still partial databases. Always cross-check physically at the relevant land office to ensure full accuracy.

Understanding Mutation (Namjari) in Detail

Mutation legally transfers ownership in government records after you acquire land through sale, gift, or inheritance.

How to Apply for Mutation in 2025:

1. Apply online via land.gov.bd or at the local land office.
2. Attach copies of the title deed, khatian, seller’s mutation certificate, and your NID.
3. Pay the mutation fee and receive a DCR receipt.
4. Wait for the hearing and mutation order by the AC (Land).
5. Collect the updated Mutation Certificate once approved.

The entire process usually takes 30–45 days, but it can vary depending on the district.

Common Risks and Land Frauds to Watch Out For in 2025

Even in 2025, some property fraud risks still exist in Bangladesh. Knowing them helps you avoid major losses.

1. Fake or Forged Deeds

Scammers may use forged deeds with real registration numbers. Always verify the deed directly at the Sub-Registrar’s Office.

2. Multiple Sales of the Same Land

Some owners sell the same land to multiple buyers. Always check encumbrance and mutation records before any payment.

3. Missing Mutation Updates

If mutation was never done after the last sale, the current owner might not be legally recognized in government records.

4. Unauthorized Possession or Boundary Disputes

Physical inspection prevents buying land under dispute or occupied by others.

5. Khas or Government Land Sold Illegally

Government land cannot be legally sold. Verify land category through AC (Land) or Land Records Office before purchase.

Legal Remedies If You Discover Problems After Purchase

If you later find the land was fraudulently sold or has legal defects, you can:

• File a civil suit for cancellation of the sale deed.
• Seek injunction orders to stop others from taking possession.
• File a criminal complaint if forgery or fraud is involved.
• Apply for correction or mutation rectification if data errors occurred.

Professional legal representation is crucial to protect your rights quickly.

How a Law Firm Can Help You Safely Purchase Land

A professional property lawyer or law firm can ensure:

• Title deed and mutation verification from official records.
• Land encumbrance and litigation search.
• Verification of khatians and surveys.
• Drafting and registration of safe sale deeds.
• Assistance with mutation application after purchase.

At Dewey & LeBoeuf, our legal team performs thorough due diligence for local and foreign clients investing in Bangladesh, ensuring every document is valid and every transaction legally secure.

Frequently Asked Questions (FAQ)

Final Thoughts

Verifying land ownership and documents in Bangladesh is no longer as complex as before, thanks to the introduction of digital systems and transparent registration processes in 2025. However, human due diligence, professional legal review, and official verification remain absolutely essential to avoid fraud.

If you plan to buy, sell, or invest in land in Bangladesh, consult a trusted legal team to check all documents thoroughly and ensure your ownership is fully protected.