Registration of a deed is strong evidence that a transfer took place, but it does not by itself guarantee that the seller had good title. If the seller's own title was defective, or if co-heirs had not consented, the buyer can face challenges despite a properly registered deed. That is why title investigation goes back through several earlier transfers and compares survey records, mutation and possession. Registration is essential, and an unregistered transfer of land is generally ineffective, but it should be the final step after diligence rather than a substitute for it.

Typically, the seller's title deeds and the chain of earlier deeds, the latest khatians from the relevant surveys, mutation records and land development tax receipts, national identity documents and photographs of the parties, and, for companies, board resolutions and authority documents. The deed must include an accurate schedule of the land and the required declarations. Stamp duty, fees and taxes must be paid, usually through bank challans. Requirements change, so we confirm the current list with the sub-registry before execution. Check names, plot numbers and areas against the records, as a mismatch can hold up registration.

Registration takes place at the sub-registrar's office and records the transfer deed itself. Mutation, or namjari, takes place at the Assistant Commissioner (Land) office and updates the government's record of rights so that the buyer becomes the recorded owner for land tax purposes. A buyer who registers a deed but never completes mutation may struggle to pay land development tax, sell, mortgage or obtain building approvals later. We treat mutation as part of the transaction and follow it through to completion rather than leaving it to the client.

Once documents and payments are ready, the registration appointment itself can often be completed quickly, but the overall process takes longer. Title investigation, obtaining certified copies, agreeing the deed, arranging funds and paying duties all come first. After registration, the original deed is returned later, and mutation follows through a separate process that may involve a hearing. Delays usually arise from incomplete records, inheritance issues or disputes. We give a realistic timetable after reviewing the title rather than a standard period. Allow for mutation and any hearing when setting completion dates in the sale contract.

Foreign nationals face significant practical and legal restrictions on owning land directly in Bangladesh, and the position should be checked for each case. Foreign investors usually hold land or long leases through a Bangladeshi company, which can own property in its own name, subject to land ceilings and sector rules. Industrial projects in BEPZA zones or the economic zones now under Invest Bangladesh generally use leases from the zone authority. People of Bangladeshi origin holding foreign passports may be in a different position, and we advise on each situation individually. Land registration rules apply fully.

Discrepancies between the deed chain and the khatian are common, often because a transfer was not reflected in a later survey or because of errors during the survey. Depending on the stage and type of survey, correction may be possible through objections during the survey, an application to the land administration, or a suit before the Land Survey Tribunal. We assess the records, recommend the right correction route and advise on whether the transaction should wait until the record is fixed. Such discrepancies tend to surface when a lender examines the title.

Powers of attorney are widely used, particularly by owners living abroad, but they are also a common source of fraud. Under the Power of Attorney Act 2012, powers to sell or transfer land must meet formal requirements, including registration, and powers executed abroad need authentication through a Bangladesh mission. Buyers should verify the power with the issuing authority, confirm the donor is alive and has not revoked it, and check that the power covers the specific land and transaction. We review powers of attorney carefully before any deed is executed in reliance on them.

A registered deed can be challenged in a civil court, for example where it was obtained by fraud, forgery, coercion or without the true owner's authority, and the court may declare it void or cancel it. Limitation periods apply, so delay can be fatal to a claim. The Land Crime Prevention and Remedy Act 2023 also provides criminal remedies for fraudulent documents. Buyers can reduce this risk through proper due diligence and correct registration. Where a challenge is made, we assess its strength quickly and advise on defence or settlement. Preserve the original deed, payment records and correspondence.