Namjari (Mutation) Rejected or Wrongly Granted? Appeal, Misc Case and Cancellation Explained
A rejected namjari is common and usually fixable. A wrong namjari in someone else's name can also be undone. This guide explains why applications are refused, which remedy to choose, the deadlines that matter, and when the dispute belongs in a civil court instead.
- Read the AC (Land) order first. Most rejections are for a missing or mismatched document.
- Fixable defect: re-apply. Wrong decision: review (30 days) or appeal to the ADC (Revenue) within 30 days.
- A mutation made wrongly in another person's name can be challenged by a misc case before the AC (Land).
- Namjari does not decide ownership. A real title dispute goes to the civil court.
In this guide: Why namjari applications get rejected · Re-apply, review or appeal: which route to take · How to file a namjari appeal · Misc case: how to cancel a wrong namjari (kharij batil) · When to go to the civil court instead · Official fees and avoiding middlemen
The short answer
If your namjari is rejected, first download and read the AC (Land)’s order to see the exact reason. If a document was missing or did not match, the quickest fix is usually a fresh application with the right papers. If the officer got the law or facts wrong, you can ask the same officer to review the order within 30 days, or appeal to the Additional Deputy Commissioner (Revenue) within 30 days. Further appeals go to the Divisional Commissioner (60 days) and the Land Appeal Board (90 days). If someone else obtained a namjari over your land, file a misc case before the AC (Land) to cancel it.
Why namjari applications get rejected
The AC (Land)’s order states the reason, and you can see it in your e-namjari account. The usual reasons are:
- Record mismatch. The dag, khatian or area in your deed does not match the latest record, or the area claimed is more than the seller held.
- Seller not on the latest record. The seller’s own namjari was never done, so there is no unbroken chain from the record to you. The Registration Act (s.52A) also expects the seller to be the recorded owner.
- Missing papers. No copy of the deed, no warish certificate for an inheritance case, or the previous namjari khatian (DCR) and dakhilas are missing.
- Heirs left out. In an inheritance application, one or more heirs are missing or the shares are wrong.
- Objection or pending case. A co-sharer objects, or a civil suit or partition case over the same land is pending, especially with an injunction.
- Field report. The union land office reports that the applicant is not in possession, or that the land is khas or vested.
Note the date of the order. Every time limit below runs from that date, not from the day you noticed it.
New from 1 July 2026: in city corporation, pourashava and cantonment areas the Finance Act 2026 requires proof of income tax return submission (PSR) for namjari, and for partition of land and flats, in the same way it is already required at the sub-registry. Keep the acknowledgement slip or system certificate for the latest tax year with your papers; an application without it will stall.
Re-apply, review or appeal: which route to take
| Your situation | Best route | Time limit |
|---|---|---|
| A document was missing or wrong, and you can now supply it | Fresh application with complete papers | None |
| The officer overlooked a document or made a clear error | Review by the same AC (Land), SAT Act s.150 | 30 days (later only with good cause) |
| The order is wrong on the law or the facts | Appeal to the ADC (Revenue), ss.147-148 | 30 days |
| The appeal also failed | Appeal to the Divisional Commissioner, then the Land Appeal Board | 60 days, then 90 days |
Choose one route. Under s.150 you cannot seek review once you have appealed. If a review is refused, the refusal itself cannot be appealed, so a refused review can leave you arguing about delay. Where the error is serious, an appeal is often the safer first step.
Missed the deadline? The SAT Act also allows revision by the Collector (1 month), the Commissioner (3 months) or the Land Appeal Board (6 months). A late appeal needs a written explanation for the delay.
How to file a namjari appeal
- Get the papers. Download or obtain a certified copy of the AC (Land)’s order, the application and the field report.
- Draft the memo of appeal. State the order, the date, and the specific grounds: which document was ignored, which finding is wrong, which rule was misapplied. Ask for the order to be set aside and the namjari granted, or the case sent back for fresh hearing.
- Attach evidence. Deed, chain deeds, CS/SA/RS/BS khatians, previous namjari khatian, dakhilas, warish certificate and a delay petition if you are late.
- File and attend. File at the ADC (Revenue)’s court at the DC office. Notice goes to the other side. Attend every hearing date. An appeal that is not followed up is often dismissed for default.
Most successful appeals end with the case being sent back to the AC (Land) with directions, rather than the ADC granting namjari directly. Plan for one more hearing at the upazila land office.
Misc case: how to cancel a wrong namjari (kharij batil)
A misc case is the usual name for an application to the AC (Land) to reopen, correct or cancel a namjari that has already been granted. It is used when, for example:
- a co-sharer got the whole plot mutated in their own name, leaving out other heirs;
- a namjari was based on a forged or cancelled deed;
- it was granted without notice to you, while a partition case was pending, or for more land than the deed covers.
Who can file: any person whose interest is affected, such as an heir, co-owner or earlier buyer. Documents: the disputed namjari khatian and order, your own deed or inheritance papers, the record khatians, dakhilas, and any court orders. Process: the AC (Land) issues notice to the person who holds the namjari, calls a report from the union land office, hears both sides and passes an order. It can cancel, correct or confirm the mutation. That order can be appealed to the ADC (Revenue).
Act quickly. The law treats this as a review with a 30-day limit, and a late misc case must explain the delay. Land offices do hear older cases, for example where there was fraud or no notice, but delay weakens your position. If the dispute is really about who owns the land, the AC (Land) will usually leave it to the civil court.
When to go to the civil court instead
Namjari only updates the government’s record of who pays the tax. It does not create ownership and it does not decide a title dispute. A namjari in your favour does not save a defective deed, and a namjari in someone else’s name does not take away your title.
Go to the civil court when:
- the other side claims ownership under a deed you say is forged or void (suit for declaration of title and cancellation of the deed);
- co-heirs disagree on shares (partition suit);
- you are being, or have been, dispossessed (suit for possession, or injunction).
Once the civil court decides, the AC (Land) will mutate the record to follow the decree. Keep land office and court steps consistent. Tell the AC (Land) about any pending suit, and file the court’s orders in the misc case. See our guides on recovering occupied land and how namjari works.
Official fees and avoiding middlemen
The Ministry of Land’s published fee for e-namjari is Tk 1,170 in total: Tk 20 court fee, Tk 50 notice fee, Tk 1,000 record correction fee and Tk 100 for the namjari khatian copy. Land offices are told to display these fees on a signboard, and payment is cashless.
- Apply yourself at mutation.land.gov.bd or through a union digital centre. Keep the tracking number and check the status online.
- Do not pay anyone to “get it approved”. If anyone asks for more than the official fee, report it to the land service helpline 16122.
- Attend the hearing with the original documents. Many rejections happen simply because the applicant did not appear.
- If the order seems to have been bought, say so in your appeal with facts, and keep copies of every payment record.
Read the order
Download the AC (Land) order and note the reason and the date.
Fix or challenge
Re-apply if a paper was missing; otherwise seek review or appeal.
Meet the deadline
Review or appeal to the ADC (Revenue) within 30 days of the order.
Escalate if needed
Divisional Commissioner (60 days), Land Appeal Board (90 days), or civil court.
Common questions
What should I do if my namjari application is rejected?
Read the AC (Land) order for the reason. If a document was missing, re-apply with complete papers. If the decision is wrong, seek review from the same officer within 30 days or appeal to the ADC (Revenue) within 30 days of the order.
How do I cancel someone else's namjari on my land?
File a misc case before the AC (Land) with your deed or inheritance papers, the record khatians and the disputed namjari khatian. The AC (Land) gives notice, takes a field report, hears both sides and can cancel or correct the mutation. If ownership itself is disputed, a civil suit is also needed.
What is a misc case in namjari?
It is an application to the AC (Land) to reopen, correct or cancel a namjari already granted, usually because of fraud, missing heirs, no notice or a wrong area. It works like a review, so file it as early as possible and explain any delay.
Can I file a misc case three years after the namjari?
You can apply, but the law treats it as a review with a 30-day limit, so you must show good cause for the delay, such as fraud or no notice. Land offices do hear such cases, but if title is disputed they may leave it to the civil court.
Who hears a namjari appeal and what is the time limit?
The first appeal lies to the Additional Deputy Commissioner (Revenue) within 30 days of the AC (Land) order. Then the Divisional Commissioner within 60 days, and the Land Appeal Board within 90 days. Revision is possible within 1, 3 or 6 months respectively.
Does namjari prove ownership of land?
No. Namjari updates the record of who pays land tax and is good evidence, but it does not create or decide title. A civil court can declare title against a namjari, and the land office then corrects the record to follow the decree.
How much does e-namjari cost?
The official total is Tk 1,170: Tk 20 court fee, Tk 50 notice fee, Tk 1,000 record correction fee and Tk 100 for the khatian copy. Payment is online. Anyone asking for more can be reported to the 16122 land helpline.
Why was my namjari rejected when the hearing went well?
The final order often depends on the union land office report and a record check after the hearing. A seller not on the latest record, an area mismatch or an objection can still lead to rejection. Get the order and the report, then decide between re-applying and appealing.
More in Land & Property
Buying land safely, mutation (namjari) and recovering occupied land.
Namjari refused or granted to the wrong person?
Send us the order and your papers. We will tell you whether to re-apply, appeal or go to court. A written assessment costs nothing.
Comments
No comments yet. Ask a question or share your view below.