Purchasing property in Bangladesh is a major financial decision, but it comes with risks if you don’t verify ownership properly. Fraudulent claims, legal disputes, and hidden debts can turn your dream investment into a nightmare. To help you avoid these pitfalls, here’s a step-by-step guide to verifying property ownership, ensuring every detail is checked thoroughly.
1. Gather Basic Property Information
Start by collecting key details about the property:
Holding number (for buildings)
Plot number
Khatian number (from land records)
Current possession details (who occupies the property)
Make sure the information matches what the seller provided. This first step is crucial as it forms the foundation for further verification.
2. Check the Title Deed
The title deed proves how the current owner acquired the property. Ownership can come from:
Purchase: Verified through a sale deed.
Inheritance: Confirmed with a distribution deed (bontonama).
For inherited properties, ensure the distribution among heirs is legally documented.
Experts recommend reviewing title records going back 10-25 years to confirm there are no disputes or irregularities.
3. Trace the Chain of Ownership
Investigate the property’s ownership history by reviewing past deeds:
Who sold it to the current owner?
Who sold it to that person?
And so on.
A complete, unbroken chain of ownership is essential. Any gaps could indicate title issues, potentially leading to legal challenges down the road. When you do your verification (vetting), pay close attention to this ownership history.
4. Check Mutation Khatian
The mutation khatian is the updated land record showing the current owner’s name. Verify it by checking:
DCR copy (Duplicate Carbon Receipt)
Namjari proposal (mutation application)
Namjari khatian (mutation record)
Visit the Tahsil office, Land office, DC office, or AC Land office to obtain these records. The name on the khatian must match the title deed, confirming legal ownership.
5. Secure NOC and NEC Certificates
Obtain these two critical documents:
NOC (No Objection Certificate): Required for government-leased properties to confirm no objections to the sale.
NEC (Non-Encumbrance Certificate): Ensures the property isn’t under a mortgage, loan, or legal claim.
The NEC is especially vital to rule out hidden financial liabilities.
Check with local authorities or land offices to get these certificates. This step prevents you from buying property with hidden debts or claims against it.
6. Check Land Tax Payments
Verify that all land taxes (khazna) are paid up to the current Bangla Calendar Year. Unpaid taxes must be cleared before registration, as failure to do so can lead to government action, including property seizure. Request tax receipts from the seller to confirm compliance.
7. Review Building Approvals (If Applicable)
For properties with structures, ensure compliance with regulations by checking:
The approved building plan
Whether construction matches the plan
The number of approved floors
The total approved square footage
Building violations can lead to demolition notices from authorities. Don't take responsibility for someone else's illegal construction.
8. Visit the Property in Person
A physical inspection is non-negotiable. During your visit, confirm:
Who currently occupies the property
If there are tenants or businesses
Any lease agreements or advance payments
Any structures not mentioned in documents
If tenants are present, clarify with the seller how possession will be transferred. This hands-on check helps you avoid surprises after purchase.
9. Verify Current Land Use
Ensure the property’s current use aligns with its documented purpose. Watch for:
Unauthorized buildings
Encroachment onto neighboring land
Boundary disputes
Access issues
Mismatches in land use can lead to legal complications, so address any discrepancies before proceeding.
10. Consult Professionals if Needed
If the process feels complex or uncertainties arise, hire experts. Real estate firms or legal professionals can:
Interpret documents
Resolve disputes
Conduct in-depth verification
This extra layer of support can save you time and protect your investment.
Verifying property ownership in Bangladesh requires patience and attention to detail, but it’s worth the effort. Skipping these steps could leave you vulnerable to fraud, financial loss, or years of legal battles.
Take the time now—it’s the best way to safeguard your future!