These property law FAQs cover the questions we hear most often from property buyers, landowners and NRB clients in Bangladesh. If your question is not covered here, call us or book a consultation and we will guide you.
Property law FAQs for buyers, landowners and NRBs
How do I know if a land or flat is legally safe to buy in Bangladesh?
Check the full ownership chain, not only the seller’s latest deed. We match the title deed and previous deeds (via deeds) with the CS, SA, RS and latest survey khatians, confirm that mutation (namjari) and land development tax are in the seller’s name, and search the sub-registry office for any mortgage, sale agreement or case on the property. For a flat, we also check the RAJUK approved plan and the landowner-developer agreement. See our property verification and transaction service.
How long does property verification take?
Most verifications are completed within 5 to 7 working days after we receive the documents. It can take longer if records have to be collected from the AC Land office, the sub-registry office or the district record room, or if the ownership chain goes back several generations. We tell you the expected timeline before we start.
Which documents should I send for verification?
Send whatever the seller has given you. Usually this means copies of the title deed and via deeds, all khatians (CS, SA, RS and the latest survey), mutation papers and DCR, recent land development tax receipts and the seller’s NID. For a flat, add the RAJUK approval, the power of attorney from the landowner to the developer and the joint venture agreement. If something is missing, we tell you exactly what to ask for.
Is the first consultation free?
Yes, for a summary discussion. The first call or meeting to understand your matter and outline your options is free. A detailed consultation, where we review your documents and give specific legal advice, is paid. We confirm the fee before we start, so there are no surprises. Book a consultation.
What are your office hours and how can I reach you?
We are open Saturday to Thursday, 9 AM to 6 PM, and closed on Friday. Our office is at Unit 8A (7th Floor), House BO 73/1, Paradise Lake View, Lake Drive Road, South Gulshan, Dhaka. Call +880 1322 667766 or send us a message. Clients living abroad can consult by phone, WhatsApp or video call.
What is mutation (namjari) and why is it important?
Mutation updates the government land record (khatian) in the new owner’s name after a sale, gift or inheritance. A registered deed proves the transfer, but without mutation you cannot pay land development tax in your own name, and you may face problems when you sell, mortgage or apply for building approval. Mutation is now applied for online through the e-mutation system and processed by the AC Land office.
What is the difference between CS, SA, RS and BS khatian?
They are land records from different government surveys. The CS (Cadastral Survey) is the oldest, prepared between the late 1800s and 1940. SA records were prepared after the State Acquisition and Tenancy Act 1950. The RS (Revisional Survey) updated those records, and the BS or city survey is the most recent. A clean title shows an unbroken link through these records to the current owner.
Can I buy or sell property in Bangladesh while living abroad?
Yes. Non-resident Bangladeshis can buy, sell or manage property in Bangladesh without travelling, usually by appointing a trusted person through a power of attorney. We verify the property, prepare the documents, coordinate with the sub-registry office and keep you updated at every step. Read more about our legal services for NRBs.
How do I make a power of attorney from abroad valid in Bangladesh?
Sign the power of attorney before the Bangladesh embassy or consulate in your country, or before a local notary and then get it attested by the embassy. When it reaches Bangladesh, it has to be authenticated at the Deputy Commissioner’s office with the required stamp duty before it can be used. A power of attorney to sell or transfer land must also meet the registration rules under the Power of Attorney Act 2012. We draft it to meet these requirements so it is not rejected later.
What can I do if my developer has not handed over my flat on time?
Start by checking your agreement for the handover date, delay compensation and any arbitration clause. In most cases we first send a legal notice to the developer. If that does not settle it, the options include arbitration, action under the Real Estate Development and Management Act 2010, or a civil suit for specific performance or compensation. The right step depends on your contract and documents.
How is inherited land transferred to the heirs?
The heirs first obtain a warish (heirship) certificate and confirm each person’s share under the applicable succession law. The land is then mutated in the heirs’ names. If they want to divide the land physically, they can sign a registered partition deed (bonton nama). If they cannot agree, a partition suit can be filed in the civil court. See our land dispute service for contested cases.
How much does it cost to register land or a flat in Bangladesh?
Registration costs include stamp duty, registration fee, local government tax and source tax (gain tax). The rates are set by the government, change through the Finance Act, and source tax depends on the area and the value of the property. Before registration, we give you a written estimate of the government charges and our legal fee, so you know the full cost in advance.
Official sources behind these property law FAQs
The answers above follow the laws and government services we use every day. You can read the Registration Act, 1908, the State Acquisition and Tenancy Act, 1950 and the Power of Attorney Act, 2012 on the government’s laws portal. Mutation applications can be tracked on the e-mutation portal, and land development tax can be paid and checked on ldtax.gov.bd.
Rules, fees and procedures change from time to time. Treat these answers as a starting point, and ask us to check the current position for your own property before you act.
