Land and flat buying document checklist

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Title deeds and chain of ownership

• ☐ The seller’s registered deed (sale, gift, partition or other) and certified copies obtained from the sub-registry office, not only photocopies from the seller.
• ☐ Previous deeds going back through several transfers, ideally to the owner shown in the earliest survey record, so each link in the chain is accounted for.
• ☐ For inherited land: the predecessor’s deed or khatian, death certificate, warish certificate and any registered bontonnama (partition deed) among the heirs.
• ☐ A search at the sub-registry office for other deeds on the same dag, including earlier sales, gifts, mortgages or powers of attorney by the same seller.
• ☐ Check that names, fathers’ names, dag numbers, khatian numbers, mouza and land area match across every document.

Survey records and maps

• ☐ CS, SA, RS and BS khatian (or city survey khatian) for the dag, showing how ownership was recorded in each survey.
• ☐ Certified copies or e-porcha printouts, checked against the land office records.
• ☐ The mouza map (নকশা) showing the plot’s location, shape and neighbouring plots, and the matching dag numbers across surveys.
• ☐ Any Land Survey Tribunal case or objection on the record of rights.

Mutation, DCR and land development tax

• ☐ The seller’s mutation (namjari) khatian and DCR, confirming the land is recorded in the seller’s name.
• ☐ Online status of the mutation on the e-mutation system, including any pending or rejected application.
• ☐ Up to date land development tax (khajna) receipts, checked on the land development tax portal, with no arrears.
• ☐ Confirmation that the land is not recorded as khas, acquired, vested (arpita), waqf or debottar property.

Encumbrances, cases and competing claims

• ☐ Written confirmation, and where possible a bank letter, that the land is not mortgaged, or a plan to clear the mortgage at closing.
• ☐ A search for civil suits, execution cases, section 144 or 145 proceedings and Artha Rin cases involving the land or the seller in the local courts.
• ☐ Enquiry with the AC Land office and Union Land Office about miscellaneous cases or objections on the dag.
• ☐ Checks for co-sharers or heirs who have not consented and who may claim a share or pre-emption.
• ☐ Enquiry about any acquisition notice or planned road, rail or government project affecting the plot.

Physical possession and site checks

• ☐ A site visit with the seller to confirm who is in possession and that boundaries match the mouza map.
• ☐ Measurement or demarcation by a surveyor (amin) against the map.
• ☐ Talk to neighbours and local land office staff about ownership or disputes.
• ☐ Check access roads, drainage, flood risk and whether anyone else uses or occupies the land.

Extra checks for flats and developer projects

• ☐ RAJUK (or relevant development authority) approved building plan and land use clearance, and whether the building follows it.
• ☐ The registered land owner and developer agreement and the registered power of attorney given to the developer.
• ☐ Title documents of the land under the building, checked as for any land purchase.
• ☐ Allotment letter, payment schedule and the specific flat number, floor area and undivided land share to be transferred.
• ☐ Occupancy certificate for completed buildings, and whether the flat is mortgaged for the developer’s project loan.

Seller identity and powers of attorney

• ☐ The seller’s NID, and NIDs of all co-owners who must sign.
• ☐ If someone signs under a power of attorney: the registered power of attorney, its scope, whether it covers sale, and whether the principal is alive and has not revoked it.
• ☐ For powers of attorney made abroad: evidence of execution before the Bangladesh mission and the required processing in Bangladesh.
• ☐ For company or organisation sellers: board resolution and authority documents.

Baina and registration

• ☐ A written bainanama stating price, advance, schedule, documents the seller will hand over, the deadline to register the sale deed and refund terms if title fails.
• ☐ Registration of the bainanama within 30 days of signing, as required by the Registration Act 1908.
• ☐ An estimate of registration costs before signing: stamp duty, registration fee, local government tax and source tax under the income tax law, which vary by area and value and are set by current rules.
• ☐ Payment through bank channels with a clear record, not in cash.
• ☐ After registration: apply for mutation in your name and start paying land development tax.

Related services and guides

• Guide: Verify land before buying
• Title Verification & Chain of Ownership
• Khatian, Porcha & Mouza Map
• Land Mutation (Namjari)
• Sale & Deed Registration
• Land Fraud & Dispossession