Mutation (Namjari) in Bangladesh: e-Namjari Process, Fees & How to Check Status Online

In this guide: Registration and mutation are different · How e-Namjari works · What documents do I need for namjari? · Mutation of inherited land · Checking status and downloading the DCR · If the application is rejected, or someone else was mutated wrongly

The short answer

Mutation (namjari or kharij) updates the khatian so that you appear as the owner after a purchase, gift, inheritance or court decree. It is done by the Assistant Commissioner (Land) through the online e-Namjari system. The government fee is Tk 1,170, and a clean application is meant to be decided in about 28 working days. You receive a new khatian and a DCR, and from then on you pay land development tax in your own name.

Registration and mutation are different

Registration at the Sub-Registry records the transfer. Mutation at the AC Land office changes who the land record shows as owner. You need both. Mutation does not create title: if your deed is defective, a mutation in your name will not save it. But without mutation you cannot sell (the Sub-Registrar will look for your name on the latest record), a bank will not accept the land as security, and a seller or co-heir still shown on the record can cause trouble.

How e-Namjari works

• Apply online at the e-Namjari portal, or through a Union Digital Centre or the AC Land office, and upload the documents.
• Pay the Tk 20 application court fee and Tk 50 notice fee online.
• The Union Land Office inspects and reports. The AC Land fixes a hearing and serves notice.
• Attend the hearing with your original documents. Anyone who objects is heard.
• If approved, pay Tk 1,000 for record correction and Tk 100 for the DCR. The new khatian and DCR are issued digitally.

What documents do I need for namjari?

• The registered deed in your favour (for a purchase or gift), or the court decree.
• For inheritance: the death certificate and the warish (heirship) certificate, and the names of all heirs.
• The current khatian or porcha, and the seller’s or deceased’s mutation record where available.
• The latest land development tax receipt.
• Your NID and a photograph.
• The deeds that link the seller to the record, if the seller is not the person named in the khatian.
• A mobile number for the e-namjari OTP and status messages.

Mutation of inherited land

Heirs can mutate jointly into all their names, each with their share, or one heir can mutate only his or her own share. An heir cannot lawfully mutate the whole land into their own name and leave out the others. If that has happened, the others can apply to have it corrected.

Checking status and downloading the DCR

Track the application on the e-Namjari portal using the application number and your mobile number. Once approved, the khatian and DCR can be downloaded, and the record is verifiable online. Pay land development tax online as soon as the new holding is created.

If the application is rejected, or someone else was mutated wrongly

The rejection order gives a reason. Often it is a curable defect: a missing document, a name mismatch, a gap in the chain. Cure it and reapply. If you think the decision is wrong, you can ask the AC Land to review it, which is usually dealt with as a miscellaneous case with a field inquiry, and you can appeal to the Additional Deputy Commissioner (Revenue), then further to the Divisional Commissioner and the Land Appeal Board. Time limits are short, so act within weeks. Where the real dispute is over title, the revenue authorities cannot settle it; that needs a civil suit.