Land Mutation (Namjari) from Abroad: Step-by-Step Guide for NRBs

Registration transfers title on paper, but the revenue office keeps a separate record to collect land development tax and to certify possession. Banks, developers and buyers all check the mutation record. If you only have a deed, a later buyer may doubt your possession. See how to check land records online to review your current status.

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.

• Registered sale deed (or gift deed / heirship certificate with death certificate for inheritance).
• Previous mutation Khatian and CS/SA/RS/BS Khatian.
• Land development tax (Dakhila) receipt of the seller.
• Applicant's NID or passport copy and photograph; for NRBs a passport copy is often accepted.
• Mouza and plot details: dag number, area, khatian number.
• Power of Attorney if an attorney applies (see our Power of Attorney guide).

1. Open the official e-Mutation portal and create an account with a phone number.
2. Select the division, district, upazila, mouza and enter dag and khatian details.
3. Fill in applicant details and upload scanned documents.
4. Pay the application fee online through the supported payment method. The official fee is modest; confirm the current amount on the portal.
5. The Assistant Land Office inspects the documents, may visit the land, and issues a notice to interested persons.
6. A hearing is held; if there is no objection, the Assistant Commissioner (Land) approves the mutation.
7. You pay land development tax and receive the new mutation Khatian and Dakhila.

The rules aim for a decision within a defined period, but delays happen. Track the case number regularly through your attorney.

Mostly yes. The application is online and your representative can attend hearings with a valid Power of Attorney. If an objection is raised, the Assistant Commissioner may want to see you or take evidence. You can also ask to attend via video link or send an affidavit, but this is at the officer's discretion.

• Seller's name does not match the record: first correct the earlier mutation.
• Inheritance mutation with missing heirs: all heirs must be named; get a correct heirship certificate.
• Objection by a neighbour or relative: the officer will hear both sides; bring deeds and possession evidence.
• Area mismatch: request survey or correct in the same application.
• Delay: follow up through your attorney and, if needed, petition the Deputy Commissioner.

If the Assistant Commissioner (Land) rejects the application, you can appeal to the Additional Deputy Commissioner (Revenue) within the time specified in the rules (usually about 30 days), and further to the Divisional Commissioner. For disputes about title, the Civil Court remains available. An advocate can prepare the appeal quickly.

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.

It is not required to make the sale valid, but it is essential for proving possession, paying tax and selling later.

There is a modest official fee payable online. Confirm the current amount on the portal; avoid paying unofficial charges.

Yes. You or your attorney can apply through the e-Mutation system with scanned documents and passport details.

The rules set a target period of weeks, but real cases may take longer if there is an objection or missing documents.

You can appeal to higher revenue officers or file a civil suit for declaration of title.