Namjari Tracking – How to Check Mutation Application Status Online Bangladesh

Namjari (also written as Namzari or in Bengali: নামজারি) is the official process of updating government land records (khatian) to reflect the new owner's name after a land purchase, inheritance, gift, or court order. In English, this process is called Mutation of Land Records.

Without completing namjari, even if you have a registered sale deed, your name will not appear in the government's official land register (ROR — Record of Rights). This creates serious legal risks:

• You cannot pay land development tax (Khajna) in your own name
• You may have difficulty proving ownership in future disputes
• Banks may reject loan applications against the land
• Government may consider the property as still belonging to the previous owner
• Future sale or registration of the property becomes complicated

Namjari is processed at two levels in Bangladesh:

1. Union/Upazila Land Office (Tahsil Office) – For non-agricultural and routine mutation cases; handled by the Assistant Commissioner (Land)
2. AC Land Office (Upazila Nirbahi Officer's Office) – Final approval authority for most namjari cases

Since 2020, Bangladesh has been rapidly digitizing this process through the Digital Land Management System, making it possible to apply online and track your application status without physical visits. As of 2026, the system is functional across all 64 districts of Bangladesh.

The Bangladesh government manages online land services through two primary portals:

To use any of these portals, you will need:

• Your Application ID / Case Number given at time of application
• Or the National ID Number of the applicant
• Or the Deed Number of the sale deed
• Or the District, Upazila, Mouza, and Khatian Number of the property

The online mutation system assigns a unique Case Number (Mamla Number) to each application, which is the primary identifier for tracking. If you applied manually at the AC Land office, you should have received a receipt with this case number. If you applied online through the mutation portal, the case number is emailed or SMS'd to you upon submission.

The eporcha.gov.bd portal is the most comprehensive way to track your namjari application in Bangladesh in 2026. Follow these exact steps:

Method 1: Track by Application/Case Number

1. Open your browser and go to eporcha.gov.bd
2. On the homepage, look for the “Namejari/Mutation” section or click on “নামজারি” (নামজারি আবেদন)
3. Click on “Namejari Application Status” or “নামজারি আবেদনের অবস্থা”
4. Enter your District from the dropdown
5. Enter your Upazila from the dropdown
6. Enter your Application/Case Number (Mamla Number)
7. Enter the CAPTCHA security code shown on screen
8. Click “Search” or “অনুসন্ধান”

Method 2: Track by NID Number

1. On the same namjari status page, select the tab “Search by NID”
2. Enter your National ID Number (17-digit NID or 10-digit smart card number)
3. Enter your date of birth
4. Select the District and Upazila
5. Click Search to view all namjari applications linked to your NID

Method 3: Track by Deed Number

1. Select the “Search by Deed” tab
2. Enter the Deed Number, Year, and Sub-Registry Office name
3. Click Search to find the namjari application linked to that deed

The results page will show the current status of your application, the date of last update, and any pending actions required from you (such as paying government fees, attending a hearing, or submitting additional documents).

Bangladesh's land department offers an SMS-based tracking service for namjari applications. This is particularly useful for people in rural areas or those without reliable internet access.

SMS Tracking Format

Send an SMS to 16122 (Bangladesh Land Ministry Helpline) using the following format:

MUTATION [Case Number] [District Code]

Example: MUTATION 2024567 DHA (for a Dhaka district case)

Common District Codes

The SMS reply will include: Application status, date of last update, and the name of the officer currently handling your file.

Namjari Helpline

You can also call the Bangladesh Land Ministry Helpline at 16122 (available Saturday–Thursday, 9 AM–5 PM) to inquire about your namjari status. Have your case number and NID ready before calling.

If online methods are not working or if you prefer in-person verification, you can visit the AC Land Office (Assistant Commissioner Land) of your respective Upazila. Here is how to do it efficiently:

What to Bring

• Your original namjari application receipt (with case number)
• Your original National ID Card
• Copy of the original deed (sale deed, gift deed, or inheritance documents)
• Copy of the land’s khatian (CS/SA/RS/BS)

Steps at the Office

1. Go to the Tahsil Office (Union Land Office) or directly to the AC Land Office at the Upazila level
2. Ask the duty officer or Kanungo to check your namjari case status in the Mutation Register
3. Provide your case number; the officer will check the physical register or the computerized system
4. The officer will tell you whether the case is: Pending, Under Inquiry, Scheduled for Hearing, Approved, or Rejected
5. If there is a pending hearing date, note it down and make sure all required parties attend

Land Office Working Hours in 2026

It is advisable to go in the morning, as officers are more available before their field inspections in the afternoon. Bring extra copies of all documents in case the officer asks to retain them.

When you check your namjari status online or in person, you will see one of several status messages. Here is what each one means and what action you should take:

Once your namjari is approved, your name will be entered in the official land register. You can verify this and download your updated khatian through multiple methods:

Method 1: Check on eporcha.gov.bd

1. Go to eporcha.gov.bd
2. Click on “Khatian Search” (খতিয়ান অনুসন্ধান)
3. Select District, Upazila, Mouza
4. Select the type of khatian (typically BS or RS for updated records)
5. Search by your Name or the new Khatian Number
6. Your updated khatian showing your name as owner should now appear

Method 2: Collect DCR (Duplicate Carbon Receipt)

After namjari approval, you receive a DCR (Duplicate Carbon Receipt), which is the official mutation certificate. This document serves as proof that the mutation has been completed and shows the new khatian number assigned in your name.

• The DCR is issued at the AC Land office upon payment of the prescribed fee
• As of 2026, the DCR can also be downloaded digitally from eporcha.gov.bd in many districts

Method 3: Collect Certified Copy of Khatian

You can obtain a certified copy of your new khatian from:

• The Upazila Land Office (Tahsil Office) directly
• Online via eporcha.gov.bd after payment of the copy fee (typically ৳100–৳200 per khatian)

After collecting your DCR and new khatian, make sure to start paying Land Development Tax (Khajna) in your own name at ldtax.gov.bd. Unpaid Khajna can complicate future property transactions.

Many people face technical or administrative issues when tracking their namjari online. Here are the most common problems and how to resolve them:

Problem 1: Application Not Found Online

Cause: Many offices, especially in rural areas, still process applications manually and may not have entered them in the online system immediately.
Solution: Visit the Tahsil Office with your original application receipt. Ask the office to enter your case in the digital system or provide you with a manual status update.

Problem 2: Wrong Case Number

Cause: The case number on your receipt may have a different format from what the portal expects.
Solution: Try searching by NID number or deed number instead. If all else fails, contact the land office directly with your receipt for the correct case number format.

Problem 3: Status Has Not Changed for Months

Cause: Your case may be stuck at a particular stage due to administrative backlog, missing documents, or an unscheduled field inspection.
Solution: Visit the AC Land office and request a meeting with the Kanungo or Tahsildar handling your case. If no progress after 60 days, file a grievance at land.gov.bd or contact the District Commissioner’s office.

Problem 4: Objection Filed by a Third Party

Cause: A neighbor, co-sharer, or other party claims to have a dispute with the land.
Solution: You must attend the hearing and respond to the objection with documentary evidence. This is where hiring a lawyer becomes essential — a single missed hearing can result in your application being dismissed.

Problem 5: Namjari Rejected

Cause: Common reasons include: incorrect documents, outstanding land tax, boundary disputes, fraudulent deed, or the land being on government khas list.
Solution: Request a copy of the rejection order (with reasons stated). You can file an appeal to the District Commissioner within 30 days, or file a civil suit if the rejection involves a legal dispute.

One of the most common questions about namjari in Bangladesh is: how long does it actually take? The legal timeline under the Mutation of Land Records Rules, 1989 and subsequent government orders is:

Total expected time: Under ideal conditions with complete documentation and no objections, namjari should be completed in 45–60 days. In practice, for uncomplicated cases in Dhaka and major cities, it often takes 2–4 months. In rural districts or complicated cases, it can take 6–12 months or longer.

How to Speed Up Your Namjari

• Submit a complete application with all required documents the first time — missing documents cause the most delays
• Pay all land development taxes (Khajna) before applying — unpaid Khajna is a common reason for delays
• Follow up proactively using the online portal or phone helpline every 2–3 weeks
• Attend all scheduled hearings without fail
• Consider hiring a lawyer who has contacts at the land office to expedite the process legally

Q: Can I apply for namjari online in 2026?
A: Yes. Online namjari applications can be submitted through mutation.land.gov.bd. However, physical attendance may still be required for the hearing stage in most areas.

Q: What documents are required for namjari application?
A: The main documents are: (1) Completed application form, (2) Certified copy of the registered deed (sale deed, gift deed, or inheritance documents), (3) Original khatian (CS/RS/BS) of the property, (4) Land development tax clearance certificate, (5) NID of applicant, (6) Certified sketch map (mouza map) of the land.

Q: What is the government fee for namjari in Bangladesh 2026?
A: The mutation fee varies by district and land size. Typically it is between ৳500–5,000 for standard cases. Additional fees may apply for field inspection, DCR, and certified khatian copies.

Q: If I buy a flat in a multi-story building, do I need namjari?
A: For a flat in a building, the mutation process applies to the proportionate share of the land below the building (called undivided share). Yes, mutation should be done even for apartment purchases to establish your name in land records.

Q: What happens if someone else files a fraudulent namjari on my land?
A: You can file an objection during the notice period or a complaint with the AC Land office. If the fraudulent namjari has been completed, you must challenge it through a civil suit. An urgent injunction from the civil court can prevent further transactions on that land during litigation.

Q: Can I check namjari status without the case number?
A: Yes. You can search by NID number or deed number on the eporcha portal. Alternatively, your name or the khatian number of the land can be used to find associated mutation applications.

Namjari (mutation) may seem straightforward, but complications — from missing documents and third-party objections to fraudulent mutations and rejection orders — can quickly turn a routine process into a legal battle. The Law Chamber of Adv. Md. Shah Alam in Uttara, Dhaka provides comprehensive namjari assistance:

• Namjari application preparation: We collect and verify all required documents and prepare a complete, error-free application to minimize delays
• Status tracking and follow-up: We monitor your case at the AC Land office and online portals, and proactively follow up with the responsible officers
• Hearing representation: We represent you at the AC Land hearing stage, especially important when there are third-party objections
• Objection handling: If someone has filed an objection to your mutation, we prepare and present your legal response with supporting evidence
• Appeal against rejection: If your namjari application is rejected, we file an appeal to the District Commissioner or a civil suit challenging the rejection order
• Fraudulent namjari cancellation: If someone has illegally obtained mutation of your land, we take immediate legal action to cancel it and restore your rights
• Post-namjari assistance: We help you collect your DCR, update your khatian, and begin paying land tax in your own name — completing the full cycle of your land ownership documentation

Our chamber is conveniently located in Uttara, Dhaka and we offer a free initial consultation. We handle namjari cases across all districts of Bangladesh.

📞 Call us today for expert namjari assistance. Book your free consultation now and let us handle the complexity.

Also read: How to Check Your Khatian Online (CS/RS/BS) | Land Registration Fees in Bangladesh 2026