Namjari (mutation): putting your name on the land record
Mutation, or namjari, is the step that changes the name on the government's land record after a property changes hands. A registered deed proves the transfer took place between two people; mutation is what makes the state's own record agree. Until it is done, khajna is still assessed against the previous owner, and the land is difficult to sell, mortgage or pass on. Apply at the AC (Land) office for the area, or online through mutation.land.gov.bd.
Why is mutation separate from registration?
Because two different ministries keep two different records. The Sub-Registrar, under the Ministry of Law, records deeds. The AC (Land) office, under the Ministry of Land, maintains the khatian — the record of who holds the plot.
Registering a deed tells the first office that a transfer happened. It does not tell the second. Mutation is the application that does.
How do you apply for mutation?
Online through mutation.land.gov.bd, or in person at the AC (Land) office for the upazila or circle where the land sits. You will need the registered deed, the previous khatian, khajna receipts up to date, and national ID.
The application is reviewed, a hearing may be held if anyone objects, and the record is updated if it succeeds.
What do you receive when it is done?
A new khatian in your name, and a DCR (duplicate carbon receipt) for the fee you paid. Keep both. The DCR is the proof the fee was paid; the khatian is the record itself.
How long does it take?
Service standards are published by the Ministry of Land and vary by office and by whether the application is contested. Ask the AC (Land) office for the current standard rather than relying on a figure you read online — including this one.
Common questions
What happens if I never apply for mutation?
The land record continues to name the previous owner. Khajna is assessed against them, not you, and any future sale, mortgage or inheritance from you is obstructed until the record is corrected. Correcting it years later, after the seller has died or moved, is considerably harder than doing it at the time.
Can I apply for mutation before the deed is registered?
No. Mutation follows registration — the registered deed is the document the application is built on.
Is mutation needed for inherited land too?
Yes. Inheritance changes who holds the land, so the record has to be updated. The supporting documents differ: a succession certificate and heirship documents rather than a sale deed.
Sources: mutation.land.gov.bd · land.gov.bd. This is general information, not legal advice. Confirm anything that affects a transaction with your Sub-Registrar or AC (Land) office.