Land Mutation (Namjari) Process in Bangladesh 2026 – Complete Legal Guide

Mutation — called namjari in Bangla — is the official process of updating the government land revenue record (khatian) so that your name appears as the new owner after you acquire land through purchase, inheritance, gift, or court decree.

It is administered by the Union Land Office under the Assistant Commissioner of Land (AC Land) at the sub-district (upazila) level. Upon successful mutation, a new khatian is issued in your name, which becomes the government's official recognition of your land ownership.

⚠️ Important: Mutation is NOT the same as a sale deed — it is a separate administrative process that must be completed after registration of the sale deed.

Many land owners delay mutation, not realising the practical legal risks:

• Banks reject loans: Banks and NBFIs require a mutated khatian before sanctioning mortgage loans against property.
• Future sales are complicated: Buyers and their lawyers will demand a clean mutated khatian before completing any purchase.
• Fraudulent mutation by others: Unscrupulous parties can fraudulently mutate land in their own name while yours remains unmutated, creating a serious title dispute.
• Court evidence: In any title suit, the mutated khatian is strong evidence of ownership. Without it, your title is weaker in litigation.
• Government records mismatch: You cannot pay khajna (land revenue) in your name — which can affect your legal standing as owner.

For cases where mutation has been blocked or disputed, a land and property lawyer in Dhaka can take legal action immediately.

The mutation process varies slightly by how you acquired the land:

• Sale Mutation: After purchasing land through a registered deed from a seller. Most common type.
• Inheritance Mutation: After the death of the previous landowner, heirs mutate their shares in the khatian. Requires court-issued heirship certificate.
• Gift (Heba) Mutation: After receiving land through a registered Heba (gift deed) from a family member.
• Court Decree Mutation: Following a court judgment that declares your ownership (e.g., after a title suit or partition decree).
• Partition Mutation: After a partition suit divides jointly owned land between co-owners.

Follow these steps precisely for a smooth mutation process:

1. Step 1 — Verify Land Records First: Before applying, verify the CS/SA/RS khatian and the Mouza map of the land at the AC Land Office or through the Bangladesh Online Land Services portal (land.gov.bd). Confirm the previous owner's khatian is clean.
2. Step 2 — Collect the Mutation Application Form: Obtain the namjari darkhast (mutation application form) from the local Union Land Office or upazila AC Land office. The form is free.
3. Step 3 — Submit Application with All Documents: Submit the completed form with all required documents (see document list below). Keep copies of everything you submit.
4. Step 4 — Receive Notice Number (Mutation Case Number): After submission, you receive a mutation case number for tracking. Keep this safe.
5. Step 5 — Notice to Interested Parties: The Land Office issues a notice to the previous owner and adjacent plot owners inviting objections. If no objection is raised within the prescribed period, the process moves forward.
6. Step 6 — Field Inspection (Tauzi Inspection): A land officer conducts a field inspection to verify the plot boundaries, actual physical status, and adjacency.
7. Step 7 — AC Land Hearing: If objections are raised, a hearing is held where both sides present their case. If no objections, the AC Land directly reviews the file.
8. Step 8 — Mutation Order Issued: If satisfied, the AC Land passes the mutation order and a new khatian is created in your name.
9. Step 9 — Update Khajna Payment Record: After mutation, pay any outstanding khajna (land revenue) in your new name and obtain a fresh Demand Certificate (DCR).

For Sale Mutation (Purchase)

• Certified copy of registered sale deed
• Previous owner's khatian (CS/SA/RS) — certified copy
• DCR (Demand Certificate / khajna receipt) — must be up to date
• RS/BS porcha (plot information sheet)
• Applicant's National ID Card (NID)
• Completed mutation application form
• Court fee stamps (as prescribed by the AC Land office)

For Inheritance Mutation

• All of the above PLUS
• Death certificate of the deceased landowner (certified copy)
• Legal Heirship Certificate from court (Succession Certificate or letter of administration)
• NID cards of all heirs applying
• Affidavit of heirship (if required by the Land Office)

For Gift (Heba) Mutation

• Registered Heba deed (gift deed) certified copy
• Previous khatian of the donor
• Relationship proof between donor and recipient
• NIDs of both donor and recipient

Official Timeline: Government rules require mutation to be completed within 45 working days. In practice, due to office backlogs, 2–6 months is the realistic timeframe. Complex cases or those with objections can take 1+ year.

⚠️ Unofficial payments (bribe demands): These are illegal. You are not required to pay anything beyond the official scheduled fees. If you face extortion, engage a property lawyer immediately.

The AC Land may refuse or delay your mutation for these common reasons:

• Missing or incomplete documents (most common cause)
• A third party has filed an objection claiming rival title to the land
• The land description in the deed does not match the khatian (different plot numbers, area discrepancies)
• Outstanding khajna (land revenue) dues from the previous owner
• Errors in the registered deed (incorrect CS/RS mouza name, plot number)
• The seller's title itself was disputed or encumbered

Always verify all documents and the land record chain before purchasing. A property lawyer in Dhaka can conduct a full title search before you buy.

A refusal from the AC Land is not the end. You have a multi-step appeal path:

1. Appeal to Additional Deputy Commissioner (Revenue) [ADC Revenue]: First appellate authority at the district level. File within the prescribed limitation period after refusal.
2. Appeal to Revenue Appellate Tribunal or Divisional Commissioner: Further appeal if ADC Revenue also dismisses.
3. Writ Petition in the High Court Division: If the refusal is arbitrary, illegal, or beyond the Land Office's jurisdiction, a writ petition under Article 102 of the Constitution is the most powerful remedy. The High Court can direct the AC Land to grant mutation.
4. Title Suit in Civil Court: If your ownership itself is disputed, file a declaration suit in Civil Court asserting your title, and upon winning, the mutation will follow the court decree.

Do not accept a refusal passively. Most mutation refusals are overturned on appeal when backed by correct documentation and proper legal argument. Contact a land dispute lawyer in Dhaka immediately.

If someone has fraudulently mutated your land in their own name without your knowledge, act immediately:

• File an objection/complaint with the AC Land office to cancel the fraudulent mutation
• File a criminal complaint (FIR) against the fraudster under the Penal Code (Section 420, 467, 468, 471 for forgery and cheating)
• File a Civil Title Suit for declaration of your ownership and cancellation of the fraudulent khatian
• Apply for an injunction (stay order) to prevent any further transfer or dealings with the property

Time is critical in fraud cases — every day of delay allows the fraudulent party to create additional complications. Contact a property lawyer in Uttara, Dhaka immediately for emergency legal action.

Officially, mutation should be completed within 45 working days. In practice, it takes 2–6 months for a straightforward case. Cases with objections or document issues can take 1 year or more. A lawyer can help speed up the process by ensuring all documents are correct from the start.

Government fees for mutation are minimal — typically BDT 100–500 in application fees and BDT 200–500 for inspection fees. There is no legal basis for any additional 'unofficial' payment. Bribe demands by officials should be reported.

A mutated khatian is strong evidence of ownership but is not absolutely conclusive. In a court dispute, a registered sale deed combined with a mutated khatian together constitute the strongest proof of ownership under Bangladesh law.

Yes, fraudulent mutation does happen. If you discover this, immediately file a complaint with the AC Land, file a criminal case, and separately file a civil title suit to cancel the fraudulent khatian. Act quickly — delay weakens your position.

No — heirs typically apply jointly for an inheritance mutation showing all heirs' shares in a single khatian entry. Each heir will appear as a fractional owner in the new khatian. A heirship certificate from court is required.

Legally possible (since a registered deed transfers ownership), but practically difficult. Buyers' lawyers will demand a mutated khatian, and banks will not grant mortgage loans without one. Mutation is essential before any future sale or financing.

A khatian is the government land revenue record that shows who owns which plots of land in a particular mouza (survey area). Different surveys produced different khatians: CS (colonial era), SA (1950s), RS (revisional survey), and BS (Bangladesh survey). The most recent khatian is the operative record.

For straightforward sale mutations with clear documents, you can apply yourself. However, if there are objections, a disputed title, inheritance complications, or a refusal from the AC Land, professional legal help is strongly recommended.