Deed drafting: sale, heba, bainanama, partition, power of attorney and agreements
A deed is the document the sub-registry, the land office and, one day, a court will read to decide what you own. A deed writer copies a template; an advocate checks the chain, the schedule and the clauses that protect you. We draft deeds in the registry format, with the mouza, JL, khatian, dag and area verified against the record, and we tell you the stamp duty and fees before you buy the pay orders.
Is this you?
- You are buying or selling land or a flat and want the sale deed drafted properly, not copied
- You want to gift land to a child or spouse by heba and need the deed and the delivery of possession recorded correctly
- You are paying an advance and need a bainanama (agreement for sale) that protects your money
- Heirs or co-owners want to divide land by a registered partition deed (bontonnama)
- You need a power of attorney, a rent agreement, a mortgage or an exchange deed that will not be rejected
What we do for you
Sale deed (saf kabala)
Chain of title summarised, full schedule (mouza, JL, khatian, dag, area, boundaries), consideration and payment record, possession, indemnity and warranty clauses. We check the seller’s namjari and the latest khatian first, and calculate stamp duty (1.5%), registration fee (1%), local tax (2% in city corporation and cantonment areas, 3% in unions) and the source tax for the mouza so you know the total.
Heba (gift) deed
A heba needs offer, acceptance and delivery of possession; the deed records all three. We draft heba deeds between relatives at the concessional stamp rates where they apply, and heba-bil-ewaz where consideration is involved, and warn you where a gift will be attacked later by other heirs.
Bainanama (agreement for sale)
The advance, the balance, the date for registration, the documents the seller must produce, what happens if either side defaults, and a registered bainanama where the Registration Act requires it. A good bainanama is what lets you sue for specific performance or get your money back.
Partition deed (bontonnama)
Shares calculated under the applicable inheritance law, each party’s allotment described by dag and boundary, and a sketch map where helpful. Registered, so each co-owner can mutate and deal with their own portion.
Power of attorney, mortgage, exchange and rent agreements
General, special and irrevocable powers under the Power of Attorney Act 2012 with powers no wider than needed; mortgage (rehen) deeds; exchange deeds; and rent and tenancy agreements that comply with the rent control rules.
Registration support
We prepare the pay orders list, the affidavit and the transfer notice, attend the sub-registry with you or your attorney, and follow the deed through to the certified copy and the namjari.
Fees, time and documents
What we need from you
- The seller's or donor's deed and the earlier deeds in the chain
- The latest khatian or porcha, the seller's namjari khatian and DCR, and the last khajna receipt
- NID and passport-size photographs of every party and of the attorney, if any
- Proof of income tax return submission (PSR) of buyer and seller in city corporation, pourashava and cantonment areas
- The agreed price or consideration, the payment record and the possession position
- For a flat: the developer's deed, the apartment schedule and the common-area share
Mistakes we see every week
- Copying a schedule from the old deed without checking it against the latest khatian; the dag or area no longer matches.
- Registering a sale when the seller was never mutated; the sub-registrar looks for the seller’s name on the record.
- A heba without recorded delivery of possession, which other heirs later challenge.
- An advance paid on a plain-paper bainanama with no default clause and no deadline.
- A power of attorney that lets the attorney receive the sale money into their own account.
Check the chain
We read the earlier deeds and the latest khatian and confirm the seller or donor can transfer what the deed says.
Draft
The deed is drafted in the registry format with the verified schedule and the clauses that protect you.
Cost sheet
Stamp duty, fees and source tax for the mouza are calculated and the pay-order list is given to you.
Register and follow through
We attend the sub-registry, obtain the certified copy and start the namjari.
Common questions
What does it cost to register a sale deed in Bangladesh?
Stamp duty 1.5% and registration fee 1% of the deed value, local government tax 2% in city corporation and cantonment areas or 3% in unions, so roughly Tk 4,500 to Tk 5,500 per lakh, plus the source tax under section 125 of the Income Tax Act 2023 which depends on the mouza, plus small fixed fees. Our guide has a calculator.
What is the difference between a deed writer and an advocate drafting a deed?
A deed writer fills a template. An advocate checks the chain of title, the latest khatian and the seller’s mutation, drafts the clauses that protect you, and is answerable for the advice.
Does a heba deed need to be registered?
A gift of immovable property should be registered, and the deed must record offer, acceptance and delivery of possession. Heba between close relatives attracts concessional stamp duty in many cases; we confirm the current rate.
Is a bainanama on plain paper valid?
An agreement for sale of land is required to be registered under the Registration Act; an unregistered or plain-paper bainanama weakens your position badly if the seller defaults. We draft it for registration with the advance, balance, deadline and default terms.
Can the deed value be lower than the price I paid?
It cannot be lower than the government mouza rate. Writing less than the true price saves fees today but is the price on record if you ever need to prove what you paid.
Who pays the source tax?
In law the seller, but the parties often agree that the buyer pays. Write down who pays in the bainanama. Rates change by Finance Act; we check dolil.gov.bd for your mouza.
Do I need tax return proof to register?
In city corporation, pourashava and cantonment areas both buyer and seller must show proof of submitting an income tax return.
Can you draft a deed for a client abroad?
Yes. The deed is drafted here, the client signs a power of attorney abroad, and the attorney registers the deed. See our NRB services.
Fees are confirmed in writing before any work begins. Government fees and court fees are separate and receipted.
Get the deed drafted before you pay
Send the last deed and the khatian. We will tell you whether the chain is clean and what registration will cost. A written assessment costs nothing.