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Land Mutation (Namjari / e-Namjari) & Land Development Tax

Buying land is only half the job. Until the record is mutated into your name, the land office still shows the old owner, and an unmutated property is hard to sell, mortgage or defend. We handle mutation, including the online e-namjari process, and keep your land development tax current.

Namjari / e-NamjariLand Development Tax Act 2023State Acquisition and Tenancy Act 1950
Land plot map with a stamp about to approve a parcel, illustrating mutation (namjari) and e-Namjari in Bangladesh

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What this covers

Mutation, or namjari, is the updating of the land record so that you appear as the owner after a purchase, gift or inheritance. It is a separate step from registering the deed, and skipping it is one of the most common and costly mistakes buyers make. We prepare and run the application, now largely through the online e-namjari system, and see it through to the new khatian and the DCR.

Why mutation matters

Until mutation is done, the land office still recognises the previous owner. That makes it hard to pay tax in your name, to sell or mortgage the land, and to defend it if someone else tries to mutate or sell it first. Getting your name onto the record promptly closes that gap.

e-Namjari and land development tax

Mutation now runs mainly online through the government’s e-namjari platform, with the new khatian and DCR issued digitally. We handle the application, the hearing and the follow-up, and we keep your land development tax paid and receipted, which is both a legal duty and useful proof of continuous ownership.

Mutate as soon as you buy. Waiting invites trouble: a seller who has not fully parted with the record can try to sell again, and heirs can mutate around each other. The day the deed is registered is the day the mutation should start.

Documents you will need

  • The registered deed in your favour, and the seller’s chain if asked
  • The latest khatian or porcha and the mouza details
  • Your National ID and photographs
  • The most recent land development tax receipt
  • Inheritance or succession papers, where the transfer is by inheritance

How long it takes

A straightforward mutation through e-namjari typically takes a few weeks to a couple of months, depending on the land office and whether anyone objects at the hearing. Contested or inheritance-based mutations take longer. We track the application and push it forward rather than leaving it to sit.

Illustration representing land mutation and namjari
How mutation runs
1

Prepare the application

We assemble the deed, records and identity papers and file the namjari application, online where e-namjari applies.

2

Attend the hearing

We represent you at the land office hearing and answer any objection.

3

New khatian and DCR

Once approved, the record is updated and the new khatian and DCR issued in your name.

4

Keep the tax current

We settle the land development tax and set you up to keep it paid and receipted.

Most uncontested mutations complete within a few weeks to two months.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

I registered the deed. Do I still need mutation?

Yes. Registration records the transfer; mutation updates the ownership record at the land office. They are two different steps, and you need both. A registered but unmutated property is a problem waiting to happen.

Can mutation be done online now?

In most areas, yes, through the e-namjari system, with the khatian and DCR issued digitally. We handle the online application, the hearing and the follow-through.

What is land development tax and why does it matter?

It is the annual tax on land, and paying it keeps a live, dated record of your ownership. Long gaps in payment cause problems when you later sell, mortgage or defend the land.

What documents do I need for namjari?

Your NID and photo, the registered deed or a certified copy, the previous owner’s khatian, the latest land tax receipt (dakhila), and for inherited land a warish certificate. Bring the deeds that link the seller to the record.

My namjari was rejected. What can I do?

Read the reason in the order. Cure the defect and apply again, ask the AC (Land) to review, or appeal to the Additional Deputy Commissioner (Revenue) within the short time allowed.

Can a wrong namjari (kharij) be cancelled?

Yes. A mutation made on a forged or wrong deed can be challenged by a misc case before the AC (Land) or by appeal. Mutation does not decide title, so where ownership is disputed the civil court decides.

After e-namjari my new holding shows years of khajna arrears. Why?

Often the seller’s payments sit on the old holding and did not carry over. Take the seller’s dakhilas to the union land office and ask them to adjust the arrears before you pay again.

Get the land recorded in your name

Register, then mutate. We handle both. A written assessment costs nothing.

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