Verify Land Documents

Buying land in Bangladesh is a major financial decision, but it also carries legal risks if documents are not properly verified. Many buyers face disputes due to fake deeds, outdated records, or unclear ownership history. This guide explains how to verify land documents before purchase in Bangladesh, step by step, so you can buy property with confidence.

Why Land Document Verification Is Important

Land ownership disputes are common because:

• Multiple people may claim ownership of the same land
• Documents may not be updated after inheritance or sale
• Fake or partially forged deeds are sometimes used

Once a problem arises, resolving it through court can take years. Proper verification before purchase helps you avoid financial loss and legal stress.

1. Title Deed (Sale Deed / Kabala)

The Title Deed, commonly known as Kabala (কবলা), is the most important document. It proves how ownership was transferred to the seller.

Check carefully:

• Seller’s name matches their National ID
• Proper stamp duty and registration fees were paid
• Land details (mouza, dag number, khatian number) are clearly mentioned
• Deed is registered at the Sub-Registrar Office

Always inspect the original deed, not photocopies.

2. Khatian (Record of Rights)

A Khatian (খতিয়ান is an official government record showing land ownership.

Common types include:

• CS (Cadastral Survey)
• SA (State Acquisition)
• RS (Revisional Survey)
• BRS / City Jorip for urban areas

Make sure the latest khatian shows the seller’s name. Older records alone are not enough.

3. Mutation Certificate (Namjari)

Mutation, known as Namjari (নামজারি), updates government records after ownership changes due to sale or inheritance.

Verify that:

• The seller’s name appears in mutation records
• Mutation information matches the deed and khatian
• It is approved by the land office

Without mutation, future ownership claims can become complicated.

4. Land Tax Receipt (Khajna)

The Land Tax Receipt (খাজনা) proves that land taxes are paid.

Check:

• Latest payment year
• Correct owner’s name
• Matching dag and khatian numbers

Unpaid tax may indicate disputes or incomplete ownership transfer.

5. Mouza Map (Land Map)

The Mouza Map (মৌজা ম্যাপ) shows the land’s exact location, size, and boundaries.

Use it to:

• Match physical land boundaries
• Confirm land size mentioned in the deed

Identify neighboring plots)