Bangladesh Property Guide
Legal Documents for Property Purchase in Bangladesh
A comprehensive guide to every legal document you need when buying property in Bangladesh. Protect your investment with proper verification.
Essential Property Documents Explained
Sale Deed (দলিল)
The primary legal document that proves ownership transfer. Must be executed on non-judicial stamp paper and registered at the Sub-Registry Office. Contains property description, boundary details, consideration amount, and signatures of both parties with witnesses.
Khatian / Porcha (খতিয়ান / পর্চা)
The official record of land ownership maintained by the government. RS Khatian, SA Khatian, City Jorip Khatian — each from different surveys. The latest porcha (certified copy) proves who the recorded owner is. Always get a fresh porcha before purchase.
Mutation Certificate (নামজারি)
Confirms that land revenue records have been updated with the current owner's name. Without mutation, you cannot pay land taxes in your name. Apply at the AC Land office after registration. E-mutation has made this process faster.
Non-Encumbrance Certificate (NEC)
Issued by the Sub-Registry Office, this certificate confirms that the property has no outstanding mortgage, lien, or legal charge against it. Get this for at least the last 25-30 years of ownership history.
Tax Clearance Certificate (কর পরিশোধ সনদ)
Proves all land revenue taxes have been paid up to date. Required for property registration. Unpaid taxes can create complications in ownership transfer and may indicate disputes.
RAJUK / Development Authority Approval
For apartments and buildings, the approved building plan from RAJUK (Rajdhani Unnayan Kartripakkha) or the relevant development authority confirms the structure is legally authorized. Check floor count, setback, and FAR compliance.
Power of Attorney (পাওয়ার অব অ্যাটর্নি)
Required when the property owner cannot be present for the transaction. Must be notarized and, for overseas sellers, attested by the Bangladesh Embassy. General PoA vs. Special PoA — always use Special PoA for property transactions.
Succession Certificate (উত্তরাধিকার সনদ)
Required when the property was inherited. Proves the seller's right to the property through inheritance. Must be verified against the original owner's death certificate and family tree (বংশ তালিকা).
Baina Nama (বায়না নামা)
The earnest money agreement executed before the final sale. Records advance payment, total price, payment schedule, property details, and conditions. Though preliminary, it's legally binding and should be on stamp paper.
Bia Deed / Partition Deed (বিভাজন দলিল)
When inherited property is divided among heirs, a partition deed formalizes each heir's specific share. Critical to verify if you're buying a portion of a larger inherited property.
Red Flags — Warning Signs to Watch For
- ⚠Seller is unwilling to show original deed or provides only photocopies
- ⚠Mismatch between deed boundaries and actual physical boundaries
- ⚠Property has no mutation in the current owner's name
- ⚠Multiple people claim ownership of the same property
- ⚠Recent or frequent ownership transfers in a short period
- ⚠Property located on government (khas) land, railway land, or water body
- ⚠Deed value is significantly lower than market value (under-reporting)
- ⚠Seller insists on a very quick transaction without allowing verification time
- ⚠No RAJUK approval for building/apartment but construction exists
- ⚠Previous owner had pending court cases related to the property
How to Verify Property Documents in Bangladesh
Document verification is the most critical step in any property transaction in Bangladesh. Property fraud is unfortunately common, and the only way to protect your investment is thorough due diligence. Here's a systematic approach to verifying all essential documents before committing to a purchase.
Step 1: Chain of Ownership Verification
Trace the ownership history back at least 25-30 years. Every transfer — whether through sale, inheritance, gift, or partition — should be documented with a registered deed. Any gap in the chain of ownership is a serious red flag. Visit the Sub-Registry Office to obtain a search report covering the property's full transaction history.
Step 2: Land Record Verification
Obtain a fresh Porcha (certified copy of Khatian) from the Tahsildar's office. Compare it with the seller's documents. The recorded owner in the Khatian must match the seller. If the property was inherited, verify the succession with the Khatian and relevant court certificates. Cross-check the plot number (dag), khatian number, and mouza.
Step 3: Physical Verification
Visit the property and verify that the physical boundaries match the deed description. Check with neighbours about ownership disputes. For apartments, verify the builder's RAJUK approval, land ownership deed, and total project FAR (Floor Area Ratio). Never skip the physical inspection — many frauds are discovered only during site visits.
বাংলাদেশে property কেনার সবচেয়ে বড় risk হলো incomplete বা defective documents। অনেক সময় physically সুন্দর flat বা জমি কেনার পর জানা যায় mutation নেই, খতিয়ান update হয়নি, বা মূল owner-ই অন্য কেউ। এই গাইডে প্রতিটা document-এর purpose, কোথা থেকে collect করবেন, এবং কী verify করতে হবে — সব detail-এ আছে।
দলিলের ৭টা প্রধান প্রকার
Property transaction-এ আপনি যে দলিল-গুলোর সাথে regular interact করবেন:
- Sale Deed (বিক্রয় দলিল): প্রকৃত ownership transfer document
- Bayna Deed (বায়না দলিল): Sale agreement, registered হলে enforceable
- Heba Deed (হেবা দলিল): Gift deed (Muslim Personal Law-এ irrevocable)
- Mortgage Deed: ব্যাংক loan-এর জন্য property pledge
- Power of Attorney (POA): অন্যকে আপনার পক্ষে transaction-এর authority
- Partition Deed (বাঁটোয়ারা দলিল): যৌথ owner-দের মধ্যে ভাগাভাগি
- Lease Deed: ৭+ বছরের ভাড়াটে চুক্তি (registered হতে হবে)
খতিয়ান, পর্চা, ও Mutation: কী, কেন, কীভাবে
খতিয়ান হল government-maintained record যেখানে কোন জমি কার নামে আছে তা লেখা থাকে। বাংলাদেশে চারটা historic খতিয়ান series আছে: CS (Cadastral Survey, ১৯৪০ এর আগে), SA (State Acquisition, ১৯৫০-৬০), RS (Revisional Survey, ১৯৬০-৭০), এবং BS (Bangladesh Survey, ১৯৯০-বর্তমান)। BS সবচেয়ে recent এবং legally সর্বাধিক authoritative।
পর্চা হল খতিয়ানের certified copy যা e-Porcha portal (eporcha.gov.bd) থেকে download করা যায়। বিক্রির আগে seller-এর কাছ থেকে পর্চা চান এবং নিজে portal-এ যাচাই করুন।
Mutation (নামজারি) হল ownership transfer-এর পর সরকারি record-এ আপনার নাম update করার process। কেনার ৬০-৯০ দিনের মধ্যে Land Office (AC Land/Tehshil)-এ আবেদন করুন। Fee ৳১,১৫০ + DCR (Duplicate Carbon Receipt) ৳১০০। সাধারণত ২৮-৪৫ দিনে complete হয়।
কেনার আগে: ১৪ পয়েন্টের Verification Checklist
প্রতিটা ১ লক্ষ টাকার transaction-এ কয়েক ঘণ্টার due diligence আপনার lifetime savings রক্ষা করতে পারে।
- Seller-এর NID ও original deed verify করুন
- BS khatian থেকে current ownership confirm করুন
- Mutation record আছে এবং আপ-টু-ডেট কিনা
- Up-to-date খাজনা (Land tax) receipt — শেষ ৩ বছরের
- No Encumbrance Certificate (NEC) — sub-registry office থেকে
- Mortgage/loan attached আছে কিনা — bank inquiry
- Court case বা injunction পড়েছে কিনা — civil court check
- RAJUK / CDA / RDA / KDA approved building plan (apartment-এ)
- Builder-এর Trade License ও REHAB membership (developer flat-এ)
- Heirship/Warish certificate — inherited property-তে
- Power of Attorney verify, যদি POA-র মাধ্যমে sell হয়
- Boundary measurement physical inspection
- Neighboring property-এর সাথে dispute-এর history
- Final sale deed draft-এ আইনজীবীর সাথে review
Common Frauds ও কীভাবে এড়াবেন
প্রতারণার সবচেয়ে common pattern হল একই জমি একাধিক buyer-কে বিক্রি করা। Seller আপনার সাথে bayna দলিল করে advance নেয়, একই সময় অন্য কারো সাথেও same করে। Solution — bayna registered করুন (extra cost মাত্র ০.৫-১%), এবং dated NEC নিন।
Duplicate বা forged khatian একটা বড় threat। Original mauza office থেকে BS khatian-এর certified copy নিন, online portal-এর সাথে cross-check করুন। কোনো serial number mismatch থাকলেই warning sign।
Developer fraud: RAJUK approval না নিয়েই বহুতল building, বা over-floor (approved plan-এ ৬ তলা অনুমতি কিন্তু ১০ তলা বানিয়ে fellow buyer-কে দেখায়)। RAJUK-এর portal-এ approval verify করা যায়।
কেনার পরে: ৬টা Critical কাজ ৬০ দিনের মধ্যে
১. Mutation আবেদন — ৩০ দিনের মধ্যে; ২. ই-পর্চা update verify; ৩. Up-to-date খাজনা শুরু করুন আপনার নামে; ৪. Utility (গ্যাস, বিদ্যুৎ, পানি) transfer; ৫. Property Insurance consider করুন; ৬. সব original document একটা সুরক্ষিত vault বা bank locker-এ রাখুন এবং একটা color scan copy আলাদা জায়গায়।
Authoritative References
এই গাইডের তথ্য নিচের সরকারি ও আন্তর্জাতিক বিশ্বস্ত উৎস থেকে যাচাই করা যেতে পারে:
আরও পড়ুন
Frequently Asked Questions
What is the most important document when buying property in Bangladesh?+
The Sale Deed (দলিল) is the most important document as it legally transfers property ownership. However, you must also verify the Khatian/Porcha (land records) and Non-Encumbrance Certificate to confirm the seller's legitimate ownership. No single document is sufficient — all key documents must be verified together for a safe transaction.
How do I verify property documents in Bangladesh?+
To verify property documents: 1) Get a fresh Porcha from the Land Record Office (তহশীল অফিস), 2) Obtain a search report from the Sub-Registry Office for the last 25-30 years, 3) Check the Non-Encumbrance Certificate, 4) Verify the mutation certificate, 5) Confirm RAJUK approval for buildings. Always hire a qualified property lawyer to conduct due diligence.
What is the difference between RS, SA, and City Jorip Khatian?+
These are land records from different government surveys: RS (Revisional Survey) Khatian is from the earliest comprehensive survey (1940s-60s), SA (State Acquisition) Khatian was prepared after the 1950 State Acquisition Act, and City Jorip Khatian is the most recent survey for city/urban areas. The latest survey khatian is most relevant, but all should form a continuous chain of ownership.
Is a Baina Nama legally binding in Bangladesh?+
Yes, a Baina Nama (earnest money agreement) is legally binding when properly executed on stamp paper. If the seller backs out, they may be required to return double the earnest money. If the buyer backs out, they typically forfeit the advance. However, enforcement depends on the specific terms written in the agreement and may require court intervention.
How long should I keep property documents?+
Property documents should be preserved permanently (indefinitely). The original Sale Deed, all previous deeds in the chain of ownership, Khatian records, Mutation certificates, and tax receipts should never be discarded. Keep originals in a bank safe deposit box and maintain certified copies separately. Digital scans are recommended as backup but are not legally admissible as substitutes for originals.
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