At a minimum, check the seller's registered title deed and the earlier deeds in the chain, certified copies from the sub-registry office, the relevant CS, SA, RS and city survey khatians, mutation records and the mutation khatian in the seller's name, up-to-date land development tax receipts, and the land's physical boundaries and possession. Searches for litigation, acquisition notices and khas or vested property claims are also important. For inherited land, check the succession position of all heirs. We carry out this review and explain the risks before you pay any significant amount to the seller. Never rely on seller photocopies.

Yes. Agreements for sale of immovable property must be registered, and an unregistered agreement creates serious difficulties if the buyer later needs to enforce it through a suit for specific performance. The agreement should state the price, payment schedule, conditions, timetable for the sale deed, handover of documents and possession, and remedies if either party defaults. Earnest money paid under a weak agreement can be hard to recover. We draft and register agreements for sale and advise buyers and sellers on their rights if the other side refuses to complete. Registration protects both parties in real estate transactions.

Typical costs on a property sale include registration fees, stamp duty, local government tax and source tax under income tax law, with rates and bases that depend on the type of property, the location and the declared or minimum value. VAT may apply to certain new flats and commercial units bought from developers. Professional fees for lawyers, surveyors and deed writers are additional. Costs change through budgets and government orders, so we calculate them for the specific property at the time of the transaction and explain who customarily pays each item. Budgeting for these costs early avoids disputes at registration.

Mutation, or namjari, updates the land records in the buyer's name, so that the buyer can pay land development tax, obtain records and show ownership for future sale, mortgage or development. A registered deed transfers title, but without mutation, the records still show the seller, which can cause problems with tax, later transactions and disputes, especially if the seller or his heirs act dishonestly. Mutation is now increasingly handled through digital systems. We apply for mutation promptly after registration and follow up until the updated khatian is issued. Delay in mutation is a common weakness in real estate transactions.

Thorough diligence is the best protection: obtain certified copies of deeds directly from the sub-registry office rather than relying on photocopies from the seller, compare names, dates and schedules across deeds and survey records, check mutation and tax records, and verify identity and possession. Look out for recent transfers at unusually low prices or powers of attorney with broad sale rights. Register the agreement for sale early. If fraud is discovered, civil and criminal remedies may be available. We conduct these checks and advise on real estate transactions where red flags appear. Speed matters once fraud is suspected.

Yes, in most cases. Non-resident Bangladeshis can act through a registered power of attorney executed abroad before a Bangladesh mission or notarised and legalised, then registered in Bangladesh within the applicable time. The attorney can then sign agreements, deeds and registration documents. Payments should be routed through banking channels with proper records for tax and foreign exchange purposes. We prepare the power of attorney in suitable form, coordinate the formalities, and handle diligence, negotiation and registration in Bangladesh while keeping the client informed throughout. Non-resident real estate transactions benefit from careful planning of timing and document flow between countries.

Foreign individuals face restrictions on holding land directly, and foreign investors usually acquire property through a Bangladesh company, typically for business premises, factories or investment. The approvals and conditions involved depend on the structure, the investor's registration with Invest Bangladesh, the property's location and use, and foreign exchange rules for bringing in funds and repatriating proceeds. Leasing is often simpler than ownership for foreign businesses. We advise foreign investors on the available structures, approvals and tax consequences before they commit to real estate transactions in Bangladesh. Getting the structure right avoids problems on exit and repatriation of sale proceeds.

Under Bangladesh land tenancy laws, co-sharers and, in some cases, neighbours may apply to court to pre-empt a transfer of agricultural or non-agricultural land, by depositing the price and statutory compensation within the time allowed. A successful claim can unwind a purchase. Muslim personal law also recognises pre-emption in certain cases. Buyers should identify co-sharers during diligence and consider structuring the transaction to reduce the risk. If a pre-emption case is filed, we review its timing and merits and defend the buyer's position or negotiate a settlement. Prompt action protects the buyer's position in these real estate transactions.