Land ownership in Bangladesh is not complete without proper mutation (Namjari). Mutation is the official process of updating land ownership records in government records after a transfer of ownership through inheritance, purchase, or gift. Without mutation, a landowner cannot claim full legal rights, sell the property, or pay land development tax.
If you’re planning to buy or inherit land, understanding how to complete the land mutation or Namjari process in Bangladesh for 2025 is crucial. Legal Advice BD is here to help you out!
What is Land Mutation (Namjari) and Why is it Important?
Mutation is the legal update of land records in the government’s ledger under the new owner’s name after a change in ownership. The mutation record is essential for:
- Establishing Legal Ownership: It confirms the new owner’s name in the official government records.
- Paying Land Development Tax: Without mutation, tax cannot be paid under the new owner’s name.
- Selling or Transferring Land: Banks and buyers require updated records before purchasing land.
- Avoiding Legal Disputes: Proper mutation reduces the risk of fraudulent claims and ownership conflicts.
Land Mutation is processed in Bangladesh as per Land Management Manual, 1990 and is performed by Assistant Commissioner (Land) at the Upazila Land Office.
Step-by-Step Guide to the Land Mutation Process in Bangladesh (2025)
Mutation is a process which includes application, verification and approval, updating records, etc. Steps to be followed:
Step 1: Prepare Required Documents
Different types of ownership transfer require a different set of documents to apply for mutation.
For Mutation Due to Purchase (Buying Land):
- Original Sale Deed (Baya Dalil) – A registered document proving the land purchase.
- Receipt of Registration (Dakhila) – Proof of deed registration.
- Mutation Application Form – Available at the land office or online.
- Recent Land Development Tax Receipt – Payment proof for previous land tax.
- National ID (NID) & Photograph of Applicant
- Previous Owner’s Khatian (Record of Rights) – Certified copy of the CS, RS, or BS Khatian.
For Mutation Due to Inheritance:
- Succession Certificate or Warisan Certificate – Obtained from local authorities or Union Parishad.
- Death Certificate of the Previous Owner
- Legal Heir List – Certified by a municipal authority or Union Parishad.
- Khatian and Land Tax Receipt in Deceased Owner’s Name
For Mutation Due to Gift or Donation:
- Gift Deed (Hibba Dalil) – Legally registered document confirming transfer.
- Donor’s Consent Document – If applicable.
Once all documents are collected, the next step is submitting the mutation application.
Step 2: Submit the Mutation Application
The mutation application form must be submitted to the Upazila Land Office or AC (Land) Office in the area where the land is located. Some districts also allow online mutation applications via the government’s Land Service Portal (https://land.gov.bd/).
After submission, an official receipt will be provided, confirming that the application has been accepted for review.
Step 3: Land Office Verification and Investigation
Once the application is submitted, the land officer will:
- Verify Documents: The land officer checks whether the submitted documents are valid and match government records.
- Conduct a Physical Inspection (Local Inquiry): A Kanungo or Sub-Assistant Land Officer may visit the site to verify ownership claims.
- Check for Disputes: If there are objections or claims from third parties, the process could take longer.
This process of verification usually lasts between 15 and 30 days, judicial minimum, according to case complexity.
Step 4: Mutation Approval and Record Update
If everything is in order, the Assistant Commissioner (Land) will approve the mutation request. Upon approval:
- The applicant receives a Mutation Khatiyan (Updated Land Record).
- The ownership change is recorded in the Ledger (Porcha) and Mutation Register.
In case of any disputes, the land office may reject the application or request additional documents.
Step 5: Collection of Mutation Certificate
In case of online application, it is also possible to download it from the Land Service Portal (for the applicant to fetch at the land office).
This document is essential for tax payment of land, sale of land, or for getting loans from banks against land.
Common Mistakes to Avoid During the Mutation Process
The mutation process is often plagued by mistakes or lapses, complicating the lives of several landowners. Some common mistakes to avoid:
- Not Verifying Ownership Before Purchase: Always at least verify that the seller’s name matches the official records before handing over the money to prevent fraud.
- Incomplete Documentation: Missing deeds, tax receipts, or Khatian copies can delay the mutation process.
- Ignoring Local Inquiries: If the land officer visits for verification, be present to clarify any doubts.
- Not Following Up on Application Status: Regularly check with the land office to ensure your application is processed on time.
- Delaying Land Tax Payments: After mutation, promptly pay land development tax to maintain legal ownership.
Why Choose Legal Advice BD for Land Mutation Services?
The mutation process in Bangladesh is not only time-consuming but also legally complex, particularly if ownership disputes are involved. Lawyers in Bangladesh, on the other hand, are qualified professionals with experience who can help you navigate through the process smoothly.
Our Services Include:
- Expert Consultation: We provide professional guidance on land ownership transfer and mutation.
- Document Preparation Assistance: We help collect and verify all necessary documents.
- Mutation Application Filing: Our team handles the submission process on your behalf.
- Follow-Up & Dispute Resolution: We track application progress and resolve any legal disputes.
- Online & Offline Support: Whether applying online or in person, we ensure a seamless experience.
With Legal Advice BD, you don’t have to navigate the complexities of land mutation alone.
Final Thoughts
Land mutation (Namjari) is one of the key legal processes in Bangladesh to ensure appropriate ownership records. If you buy, inherit, or receive land as a donation, performing the mutation is necessary because it ensures the rights of your property and allows you to legally regulate and act on it whenever needed.
Follow the right steps to avoid delays, rejections or disputes:
- Gather the necessary documents
- Submit a complete application
- Cooperate with verification procedures
- Collect your mutation certificate once approved
For a stress-free land mutation process, Legal Advice BD offers professional legal assistance tailored to your needs. Visit Legal Advice BD today to start your land mutation application with expert guidance.