How to verify land ownership before you buy in Bangladesh
Check five things before any money moves. First, that the seller is the person named in the current khatian. Second, that the chain of registered deeds behind them is unbroken. Third, that mutation and khajna are up to date in the seller's name. Fourth, that the plot on the mouza map is the plot you were shown on the ground. Fifth, that a Non-Encumbrance Certificate from the Sub-Registrar shows no mortgage or dispute. Skipping the fourth and fifth is how most buyers get hurt.
Does the record name the seller?
Look the plot up on eporcha.gov.bd and check the recorded holder against the seller's national ID. If someone is selling on behalf of an owner, ask to see the power of attorney and check that it is registered and still in force.
Is the chain of deeds unbroken?
Work backwards from the seller's deed through each previous transfer to a root you can rely on. A gap in the chain is a gap in title, and it does not close because everyone involved is confident it is fine.
Are mutation and khajna up to date?
If the seller never mutated the land into their own name, they are selling something the record does not say they hold. Unpaid khajna arrears also block mutation later, which becomes your problem after the purchase.
Is the land on the ground the land in the record?
Match the mouza map and the plot number to the physical boundaries, ideally with a surveyor. Plot numbers, extents and what a seller points at do not always agree.
Is anything already claimed against it?
Request a Non-Encumbrance Certificate from the Sub-Registrar covering a meaningful period. It shows registered mortgages and charges. It does not show unregistered claims or pending litigation, so ask about those separately.
Common questions
Is an online khatian check enough on its own?
No. It tells you what the record says today. It does not show encumbrances, pending litigation, or whether the plot you were shown is the plot in the record.
Who should verify the documents, me or a lawyer?
Have a lawyer who practises land law read the chain of title before you pay anything beyond a token. The cost of that review is small next to the cost of a defective title.
What is the single most common problem?
Land sold by someone whose own mutation was never completed, so the record still names an earlier owner. It is cheap to check and expensive to discover afterwards.
Sources: eporcha.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.