Check Land Before You Buy in Bangladesh
Most land disputes start on the day of purchase: a seller who is not the only owner, a khatian in someone else's name, a plot already mortgaged or under a case. We check the record ourselves before you pay, and tell you in writing whether it is safe to buy.
Is this your situation?
Pick the line closest to what happened. Each one opens the service page with the process, the documents and the forum.
You have chosen a plot and the seller wants an advance
Check the deeds back through every owner before any money changes hands.
See how we help →The khatian or mouza map does not match the deed
Read CS, SA, RS and BS records, the dag numbers and the share shown.
See how we help →You need to know if namjari and khajna are up to date
Confirm the mutation, the DCR and the land development tax receipts.
See how we help →You fear the land is mortgaged or in a case
Search the sub-registry, bank charges and court records.
See how we help →You are buying a flat from a developer
RAJUK approval, the landowner's title and the developer agreement.
See how we help →You live abroad and are buying through a relative
We run the checks and act on a registered power of attorney.
See how we help →What we check
- Title Verification & Chain of OwnershipEvery deed traced back through earlier owners, with gaps and defects flagged.
- Khatian, Porcha & Mouza Map ReviewCS, SA, RS and BS khatian, porcha and mouza map matched to the land on the ground.
- Land Mutation (Namjari / e-Namjari) & Land Development TaxNamjari, e-namjari and khajna status, and what must be fixed before you buy.
- Encumbrance & Case ChecksMortgages, bank charges, pending suits, khas, vested or acquisition status.
- Apartment & Developer Due DiligenceRAJUK plan, landowner's title, joint-venture and power-of-attorney papers.
The law we work under
These are the main statutes behind the work on this page. Every case also turns on its own facts and papers.
- State Acquisition and Tenancy Act 1950
- Registration Act 1908
- Land Development Tax Act 2023
- Survey Act 1875
- Real Estate Development and Management Act 2010
- Transfer of Property Act 1882
How it works
- Send the papersDeed, khatian, mutation and khajna receipts, or photos. Call or WhatsApp 01772137777.
- We search the recordSub-registry deed search, land office records and a check for cases.
- Written reportWhat we found, the risks and whether to buy, in writing, with our fee basis.
- Safe completionWe draft the bainanama and sale deed and attend registration if you go ahead.
What to bring
- Copies of the seller's deeds (dolil) and earlier deeds
- Latest khatian (RS or BS) and mouza map
- Namjari papers, DCR and khajna (dakhila) receipts
- Seller's NID and, for heirs, the warish certificate
Free guides on this topic
Plain-language guides written and reviewed by our advocates.
How to Verify Land Ownership in Bangladesh Before Buying: Khatian, Dag & Mutation Checklist
What Is a Khatian? CS, SA, RS, BS and Mutation Records Explained, and How to Read Them
Mutation (Namjari) in Bangladesh: e-Namjari Process, Fees & How to Check Status Online
Paying Land Development Tax (Khajna) Online in Bangladesh: Rates, Dakhila and Arrears
How to Spot a Forged Land Deed and Run a Deed Search (Tallashi) in Bangladesh
Buying a Flat in Dhaka: What to Check Before You Pay, and the Flat Registration Cost
Reading Your Share from a Khatian: Anna-Gonda, Decimal Shares and a Free Calculator
Land Measurement Converter for Bangladesh: Decimal, Katha, Bigha, Acre and Square Feet
Common questions
What should I check before buying land in Bangladesh?
Match the seller's name on the latest khatian, the namjari record and recent khajna receipts; trace the deeds back through earlier owners at the sub-registry; confirm possession and boundaries on the ground; and check for mortgages, pending cases and khas, vested or acquisition status.
How do I check who owns a piece of land?
The khatian shows the recorded owner and share, and the namjari record shows the latest mutation. Ownership is proved by the chain of registered deeds, so the records and the deeds must agree.
Is a khatian enough proof of ownership?
No. A khatian is a record of rights, not a title deed. It must match the deeds and the mutation; where they conflict, the deeds and court decisions usually matter more.
What should I check before buying a flat in Dhaka?
The landowner's title, RAJUK plan approval, the joint-venture agreement and power of attorney given to the developer, whether the flat or land is mortgaged, and the registration cost of the flat.
How much does a title check cost?
It depends on how many deeds and records must be searched. We tell you the scope and the fee basis in writing before we start.
About to buy land or a flat?
Send us the papers before you pay any advance. We reply within 24 hours. A written assessment costs nothing.