How to Check Land Ownership in Bangladesh Online: Khatian, Mutation and e-Porcha Guide

Land in Bangladesh has been surveyed several times, and each survey produced a Khatian (Record of Rights):

• CS (Cadastral Survey): 1888-1940, the oldest record.
• SA (State Acquisition Survey): 1950s, after abolition of the zamindari system.
• RS (Revisional Survey): 1960s-1970s.
• BS (Bangladesh Survey) and City Jarip: the most recent and the city area surveys.

Alongside the Khatian, you will meet the mutation (Namjari) Khatian, the Dakhila (tax receipt), the mouza map and the deed itself.

The Department of Land Records and Survey and the Ministry of Land provide online portals for downloading a record copy (often called e-Porcha). The usual steps are:

1. Open the official land services portal (land.gov.bd and the e-Porcha link). Beware of look-alike sites and paid "agents".
2. Choose the division, district, upazila, mouza and the survey type (CS, SA, RS, BS or the latest mutation Khatian).
3. Enter the Khatian number, or search by owner name, to see the record.
4. Order the e-copy and pay the small fee through the supported mobile or online payment method.
5. Download the copy with its QR/verification code and keep it with your file.

Names in records are often written in Bangla and differ slightly from the NID, so have a Bangla speaker or your advocate review them.

Mutation is applied online through the e-Mutation system, which routes the case to the Assistant Commissioner (Land) office. You can track the application with the case/application number. Look for:

• The mutation case number and the date of the order.
• Whether the mutation was made on sale or inheritance and in whose name.
• Any objection or appeal; a pending objection means the title may be disputed.

A land owner whose mutation was never completed may still be the legal owner by deed, but it is more difficult to prove possession and to sell.

Land development tax (khajna) is paid online through the land tax portal using the mutation Khatian details. Receipts (Dakhila) for recent years show that the person in the record is actually paying tax. A large gap in payment or receipts in someone else's name should raise questions.

NRBs can also pay the tax through a trusted representative, but always keep the receipts.

• Whether the deed is genuine or the signatures are valid.
• Whether other heirs or co-owners exist.
• Whether the land is mortgaged, under a court order or an acquisition notice.
• Who is physically in possession today.

For those reasons, always ask your advocate for a certified deed search from the Sub-Registrar office and a court records search in the local civil courts.

Mistakes appear in the area, the dag number, or the name or share of the owner. Correction can be sought by an application to the Assistant Commissioner (Land) for mutation correction, or, for serious errors in the Record of Rights, by a suit in the Civil Court. Start early, since correction can take months, and collect supporting deeds and tax receipts.

1. Latest e-Porcha / mutation Khatian copy.
2. CS, SA, RS and BS Khatian (as applicable).
3. Certified copy of the mother deed and all later deeds.
4. Dakhila and land tax receipts for recent years.
5. Heirship certificate (if inherited).
6. Deed search and court search reports.
7. Site visit report with photographs.

This article is general legal information, not legal advice. Fees, forms and procedures change; confirm current requirements with the relevant office or a qualified advocate before acting.

You can check the Khatian and mutation records online, but you still need a lawyer to verify the deeds and court records on your behalf.

It is the Record of Rights prepared during a government land survey, showing the recorded owner or possessor, plot number and area.

It is the process of updating the government land record to show the new owner after a sale, gift or inheritance.

No. It shows the government record, but legal ownership is proved through valid deeds and unbroken chain of title.

Apply to the AC (Land) for correction with supporting documents, or file a civil suit if the dispute is serious.