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বাংলা ● Urgent Legal Help
Check Before You Buy

Khatian, Porcha & Mouza Map Review

The khatian, the porcha and the mouza map are the official record of who owns which piece of land and where its boundaries run. Reading them correctly, and spotting where they disagree with each other, is the heart of any safe land deal.

State Acquisition and Tenancy Act 1950Survey records: CS, SA, RS, BS
Types of khatian in Bangladesh: CS, SA, RS and BS land records

What this covers

A khatian is the record of rights that lists the owner and the plots (dag numbers) held. A porcha is a certified copy of it. The mouza map shows where those plots physically sit. We read all three together, confirm that the land the seller is showing you is the land on the record, and check that the boundaries and area match.

The different surveys

Bangladesh has several survey records built up over time: CS, SA, RS and, in cities, the BS or city survey. They do not always agree. A plot can look clean in one khatian and disputed in a later one. We check the current and the governing record, not only the one the seller hands over.

Plot, boundary and area

We match the dag number to the mouza map, confirm the shape and area against what is being sold, and look for the common traps: a plot that has been subdivided, an area that has quietly shrunk between surveys, or a boundary that runs through a neighbour’s possession.

A porcha the seller printed is only a starting point. We verify records against the land office and, where the online e-porcha system covers the area, cross-check there too, so you are relying on the record and not on a document that could have been edited.

Documents we work from

  • The porcha or khatian the seller relies on (CS/SA/RS/BS as available)
  • The mouza map and dag numbers
  • The seller’s deeds and mutation record
  • Any survey or demarcation the seller has had done

How long it takes

A record review usually takes a few days once the porcha and map are in hand. Where records must be obtained from the land office, or the survey conflicts across CS, SA, RS and BS, it takes longer, and resolving a conflict may point toward a record-correction case.

Illustration of a land map representing khatian and porcha review
How the review works
1

Gather the records

We collect the relevant khatian, porcha and mouza map for the plot.

2

Read them together

We check the owner, the dag numbers, the area and the boundaries across each survey.

3

Cross-check the source

We verify against the land office and the online record where available, not just the seller’s copy.

4

Report the plot’s real position

You learn exactly what is on the record and where it disagrees, before you commit.

Most record reviews are complete within a week.Book a Consultation

Read the free guides first

Most of what clients ask at a first meeting is answered step by step in our free guides. Read the ones below first; book a consultation when you want the chamber to act.

Common questions

What is the difference between a khatian and a porcha?

The khatian is the record of rights held at the land office. A porcha is a certified copy of it. People use the words interchangeably, but what matters is that the copy matches the live record.

The RS khatian and the deed show different areas. Is that a problem?

It can be. Surveys taken at different times often disagree, and the difference can mean a boundary dispute or a subdivision that was never recorded. It needs to be resolved before you buy, not after.

Can records be checked online now?

For many areas, yes. The e-porcha and online land systems let us cross-check the record, which makes it much harder for a doctored paper copy to slip through. We still confirm against the land office.

How many types of khatian are there?

Four survey khatians matter: CS (1888–1940), SA (1956–1962), RS (from 1965) and BS or city survey (from the 1990s), plus the mutation (namjari) khatian issued when land changes hands. The latest final record carries the most weight.

How do I work out my share of land from a khatian?

Multiply the area of each dag by the share written against the owner’s name, then add the dags. For example, a 0.5 share in a 40-decimal dag is 20 decimals. Check the total against the deeds.

How do I get a mouza map online?

Apply on the Ministry of Land’s e-Porcha portal with the district, upazila and mouza, pay the fee online, and receive the map by post or collect it. For a sale or a case, use a certified copy.

Have the records read before you buy

The map and the khatian have to agree. We make sure they do. A written assessment costs nothing.

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