Buying, selling or inheriting land in Bangladesh is a high-stakes transaction. Title problems, forged documents and slow registration processes make proper verification essential. This practical, step-by-step guide explains what “ownership of land” really means in Bangladesh, which documents matter, where to search online, how to perform due diligence, common pitfalls, the transfer and mutation process, and what to do if there is a dispute.
Where helpful, I cite official sources and practical guides so you can check details yourself.
The three most important documentary items to establish land ownership are:
Registered deed (Dalil) / Registry entry — the actual sale deed or transfer document registered at the Sub-Registrar. This is primary evidence of title for registered transfers.
Record of Rights (RoR) — commonly called Porcha or Khatiyan — the government land record that shows cultivation class, owner name(s) and land particulars. Useful but not always conclusive on its own.
Mutation / Namjari entry — name change (mutation) in local revenue records after a transfer; necessary for tax, utility and many administrative purposes.
Note: A porcha/khatiyan proves the recorded position in revenue records. A registered deed is the strongest proof of transfer if properly executed and recorded at the Sub-Registrar. Both documents together give you the best protection.
Bangladesh has several government portals and services for land records and digitalized documents. These are the official starting points for any verification:
E-Porcha / eporcha.gov.bd — search and apply for certified porcha/khatiyan copies online. Very commonly used by buyers and lawyers.
DLRMS / dlrms.land.gov.bd — Digital Land Record Management System for khatian search and e-services. Useful for khatian lookup and certified copies.
Land Portal / land.gov.bd and minland.gov.bd — ministry portal with links to services, online applications and news about land record digitalization.
Use these portals first to get a copy of the porcha, check mutation status and find basic plot information. Keep in mind the system is being upgraded; some areas may still require in-person checks at local offices.
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If you are buying land or verifying a title, follow these steps in order:
Ask the seller for originals
Request the original registered deed(s), title chain, prior chain instruments, porcha/khatiyan, tax receipts and any court orders affecting the property. Never accept photocopies alone.
Get a certified porcha/khatiyan
Apply on e-porcha or DLRMS for a certified porcha copy for the relevant mouza and khatian/plot number and compare owner names, area and classification.
Search the Sub-Registrar’s records
Check the Sub-Registrar office where the deed was allegedly registered. Confirm deed number, registration date, parties and stamp duty paid. Obtain certified copy of the deed from the office.
Check mutation / namjari records
Confirm that mutation has been applied and registered in the local revenue office; ask for mutation certificate or check online if your district has been digitalised. Mutation ensures the revenue record reflects the new owner for tax and administration.
Review the mouza map and survey records
Cross-check the land boundaries on the mouza map and any survey records to avoid boundary and encroachment issues. The Ministry portals and DLRS have map/survey resources.
Check for encumbrances
Run a search for mortgages, attachments, or court cases that affect the property at the Sub-Registrar and local civil court. A simple land report from a trusted legal firm will reveal recorded encumbrances.
Verify identity of sellers and chain of title
Confirm that the person(s) selling the land are the legal owners on the deed, porcha and mutation. If the title passed through many transfers, verify each link in the chain. Watch for forged signatures and inconsistent names.
If needed, commission a land survey
For rural or disputed boundaries, get a licensed survey. For urban plots, check local development authority records (for example RAJUK in Dhaka) for approved layouts.
Engage a lawyer for document review and escrow
A lawyer can spot unusual clauses, missing stamping, or defects. For large purchases, use escrow arrangements and lawyer-managed closing to protect funds until registration is completed.
Agreement to sell — parties sign a sale agreement describing the plot, price and timeline. This may require initial stamp duty.
Payment and deed drafting — execute the final sale deed (Dalil) prepared by a lawyer and ensure proper stamping.
Registration at Sub-Registrar — both parties submit the deed with ID and pay stamp duty and registration fees. The Sub-Registrar registers and issues a registration number and certified copy.
Mutation application — after registration, file for mutation in the local Land Office so revenue records reflect the new owner. Mutation is important for tax receipts and local administration.
Forged or fake deeds — always verify at the Sub-Registrar and cross-check the chain.
Name mismatches and old scripts — historical documents may have different spellings or language; reconcile these carefully.
Unregistered transfers — a sale not registered at the Sub-Registrar leaves buyers exposed. Always register.
Pending litigation and attachments — check court records and local tehsildar/land office notes.
Bank mortgages or loans — ensure NOCs or mortgage releases are on record before relying on seller’s statements.
Collect evidence — all original deeds, porcha, tax receipts, and correspondence.
File for injunction — to stop illegal transfers or construction if urgent.
Civil suit for possession or title — your lawyer will advise filing a suit in the appropriate civil court.
Criminal complaint for land grabbing — in clear cases of forcible dispossession, you can file a criminal complaint and seek police support. See practical guides on filing land grabbing cases.
A lawyer experienced in land litigation will combine civil, criminal and administrative remedies to protect your interest.
Always get a lawyer to perform a full title search before paying.
Never release money before registration and receipt of certified copies.
Use bank transfer traces and a clear payment schedule.
Keep copies of every receipt and correspondence.
If buying from heirs, verify succession documents and family consent.
Where possible, insist on mutation being completed within a fixed timeframe as a condition of sale.
No. Porcha (RoR) records revenue information. A registered deed at the Sub-Registrar is primary evidence of a transfer. Best practice is to have both.
Yes. Use e-porcha and DLRS portals to request or view porcha/khatiyan copies where available. Some districts still require a local visit.
It varies. With digital systems being rolled out, some mutations are faster, but in many districts it can take weeks to months depending on backlog.
Multiple authorities play roles. Sub-Registrar handles registered deeds. Ministry of Land and local Land Offices maintain revenue records. For disputes, civil courts have jurisdiction. Use both registrar and revenue records when verifying title.
If you need a confident, low-risk property transaction or you suspect title problems, our land law team can:
Run full title searches at Sub-Registrar and revenue offices.
Get certified porcha/khatiyan and mutation records.
Review deeds and draft sale/purchase agreements and escrow instructions.
Represent you in mutation, registration and in court if needed.
Prepare survey reports and boundary confirmation letters.
Land is one of your most valuable assets. Don’t leave it to chance. Book a consultation with our land law experts today and get a complete title check, a risk report and a clear action plan. We will guide you through every step and ensure your ownership is secure. We give clear timelines, transparent fees and the best legal protection for your property.
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