Namjari (mutation) filing: we file it and follow it to the DCR
You registered the deed, or you inherited the land, and the record still shows the old owner. We prepare the e-namjari application, attend the AC (Land) hearing, answer objections and chase the file until the new khatian and DCR are in your hands.
Is this you?
- You bought land or a flat and want the khatian in your name before you sell, mortgage or build
- A parent has died and the heirs need the land mutated into their names, by share
- You live abroad and need someone to file, attend the hearing and collect the DCR for you
- Your namjari was rejected and you want it done properly the second time
- Someone else mutated your land into their name and you need it cancelled
What we do for you
e-Namjari application, prepared and filed
We check the deed against the latest khatian, the seller’s own mutation and the tax receipts, fix name and dag mismatches before filing, and submit the application on the e-Namjari portal with every document in the right format. Most rejections come from a bad first application; we aim to file once.
Hearing and objections before the AC (Land)
We appear at the hearing with the originals, answer the union land office report and deal with objections from co-sharers or a previous owner. Where the seller was never mutated, we build the chain from the record to you.
Inheritance mutation, with the shares right
For inherited land we prepare the heirs’ list and shares under Muslim or Hindu law, obtain the warish certificate where needed, and file jointly or for one heir’s share only, as you choose. Leaving an heir out is the fastest way to a cancelled namjari, so we do not do it.
Rejected or wrong namjari: review, appeal and misc case
If an application was refused, we read the order, cure the defect and re-apply, or file a review (30 days) or an appeal to the ADC (Revenue) (30 days). If someone else holds a namjari over your land, we file a misc case before the AC (Land) to cancel it.
After approval
We pay the record-correction and DCR fees, download the new khatian and DCR, verify them online, and open the land development tax holding in your name so your first khajna receipt is also in your name.
Fees, time and documents
What we need from you
- The registered deed in your favour, or the court decree; for inheritance, the death certificate and warish certificate with every heir's name
- The latest khatian or porcha, and the seller's or deceased's mutation khatian and DCR if available
- The most recent land development tax (khajna) receipt
- Your NID, a passport photograph and a mobile number that can receive the OTP and status messages
- Earlier deeds that link the seller to the person named on the record, if they are different people
- For clients abroad: a registered power of attorney, or we draft one
Mistakes we see every week
- Applying before the seller’s own namjari is done, so there is no chain from the record to you.
- Claiming more land than the deed covers, or a dag number that does not match the khatian.
- One heir mutating the whole plot and leaving the others out; it gets cancelled on a misc case.
- Paying a middleman “for speed”. The official fee is Tk 1,170 and the status is visible online.
- Ignoring the rejection order. Review and appeal deadlines are 30 days from the order date, not from the day you noticed.
Document check
We match the deed, the latest khatian, the chain and the tax receipts, and list anything that must be fixed before filing.
File on e-Namjari
We submit the application with the documents in the required format and pay the application and notice fees online.
Hearing
We attend before the AC (Land) with your originals, answer the field report and any objection.
Khatian and DCR
We pay the record-correction and DCR fees, download and verify the new khatian and DCR, and open your khajna holding.
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
How much does namjari cost in Bangladesh in 2026?
The government fee is Tk 1,170 in total: Tk 20 application fee, Tk 50 notice fee, Tk 1,000 record-correction fee and Tk 100 for the DCR, all paid online. Our professional fee is fixed per application and quoted in writing. Anyone asking for several thousand taka in “office cost” is not quoting the official fee.
How long does e-namjari take?
The target is about 28 working days for a complete application. In Dhaka city, or where a hearing, field inquiry or objection is involved, allow 45 to 60 days. You can track the application on the portal with the application number and your mobile number.
What documents are required for namjari?
The registered deed (or decree, or for inheritance the death and warish certificates), the latest khatian, the last khajna receipt, your NID and photo, and the seller’s earlier deeds where the seller is not the person on the record. See the full list above.
Can namjari be done online from abroad?
Yes. The application is online, but the hearing and the originals need someone in Bangladesh. With a registered power of attorney we file, attend and collect for you. See land and inheritance for NRBs.
My namjari was rejected. What now?
Read the order. A missing or mismatched document is cured by a fresh application. If the officer got it wrong, a review before the same AC (Land) or an appeal to the ADC (Revenue) must be filed within 30 days of the order. We advise which route and file it.
Does namjari prove I own the land?
No. Namjari updates the land record; it does not decide title. A defective deed is not cured by mutation, and a real ownership dispute goes to the civil court.
Can one heir mutate the whole land?
No. An heir can mutate only his or her own share, or all heirs can mutate jointly. A namjari that leaves heirs out can be cancelled by a misc case before the AC (Land).
Do I need namjari to sell the land?
In practice yes. The sub-registrar looks for the seller’s name on the latest record, and section 52A of the Registration Act expects the seller to be the recorded owner. Banks also will not accept un-mutated land as security.
Fees are confirmed in writing before any work begins. Government fees and court fees are separate and receipted.
Get the khatian into your name
Send photos of the deed, the khatian and the last khajna receipt. We will tell you within one working day whether the application is ready to file. A written assessment costs nothing.