Land and real estate litigation constitutes the largest volume of civil suits across Bangladesh. Most property disputes arise from negligent document verification prior to executing the registered sale deed (সাফ-কবলা দলিল). Due diligence is essential to prevent fraud, forged deeds, and litigation over overlapping claims.
Essential Document Verification Checklist
- Historical Khatian Lineage (CS, SA, RS, BS/City Jarip):
Verify unbroken chain of ownership from Cadastral Survey (CS), State Acquisition (SA), Revisional Survey (RS), to the current City/BS Jarip. Ensure the vendor's recorded name matches the latest record of rights.
- Chain Deeds (বায়া দলিল / Baya Dalil):
Examine original link deeds for the preceding 25–30 years. Verify signatures, volume numbers, registration dates, and power of attorney authorizations with the relevant Sub-Registry office.
- Mutation Khatian (নামজারি খতিয়ান) & DCR:
The vendor must have a Mutation Khatian and Duplicate Carbon Receipt (DCR) in their own name issued by the Assistant Commissioner (Land). Mere deed possession without mutation is insufficient.
- Up-to-Date Land Development Tax (খাজনা দাখিলা):
Ensure land revenue tax receipts (Dakhila) are paid up to date at the Union/Circle Land Office.
- Non-Encumbrance Certificate (NEC):
Conduct a Sub-Registry search to verify that the property is free from prior mortgages, court attachments, injunction orders, or registered leasehold encumbrances.
Warning Signs to Watch Out For:
- Selling land solely based on an irrevocable Power of Attorney where the original owner cannot be verified.
- Discrepancies in CS/RS plot boundaries or Dag number mismatches between the deed and survey map.
- Pending partition suits or civil injunctions before the Senior Assistant Judge or Joint District Judge Court.
Frequently Asked Questions (FAQ)
Find clear, expert answers to the most common questions regarding this article below.
Namjari proves that the government land revenue records recognise the seller as the lawful owner entitled to pay tax on the specific plot.
Baya Dalils are the historical transfer deeds showing how the land passed from owner to owner over the decades before reaching the current seller.
The information provided in this article is for educational and general informational purposes under Bangladesh laws and should not be construed as specific legal advice. For formal counsel regarding your litigation or commercial matters, please consult directly with Advocate Ataur Rahman at our chamber.
