Types of dolil (deed) in Bangladesh, and what each one does
A dolil is the instrument that moves an interest in land, and which one you need depends on what is actually happening. An outright sale is a saf-kabala. A gift within a family is a heba. Dividing jointly held or inherited land is a bonton-nama. An agreement to sell at a later date is a baynapotra — and that one, importantly, transfers nothing on its own.
Saf-kabala — the sale deed
The ordinary outright sale, for consideration. This is the instrument behind most property purchases, and it is the one that must be registered for ownership to pass.
Heba and heba-bil-ewaz — gift
A heba is a transfer without consideration, usually between close relatives. A heba-bil-ewaz is a gift made in return for something of nominal value. The distinction matters because the two are treated differently for duty and for later challenge.
Bonton-nama — partition
Divides land held jointly, commonly by heirs, into separately held shares. Until land is partitioned, co-owners hold undivided shares in the whole, not specific pieces of it — a distinction that surprises buyers who are shown "their" corner of a family plot.
Baynapotra — agreement to sell
A contract to sell in the future, usually with an advance paid. It creates a contractual right and nothing more. Ownership moves only when a sale deed is executed and registered, so an advance paid against a baynapotra is at risk until that happens.
Ewaj — exchange
Where two parties swap property rather than one buying from the other. Both sides are transfers and both need registering.
Common questions
Does a baynapotra make me the owner?
No. It is an agreement to sell later. Ownership passes only on execution and registration of a sale deed. Money paid under a baynapotra buys a contractual claim, not the land.
Is a heba reversible?
A completed gift is generally not reversible at will, but the rules differ by the personal law that applies and by whether possession was delivered. Take advice before relying on either outcome.
Can I buy one heir's share of an unpartitioned family plot?
You can buy an undivided share, but you are buying a share of the whole, not a marked-out piece of ground. Partition has to happen before anyone holds a specific plot.
Sources: Registration Act 1908 · Transfer of Property Act 1882. This is general information, not legal advice. Confirm anything that affects a transaction with your Sub-Registrar or AC (Land) office.