Fixed-fee pack · Land records
Land mutation and khatian correction at a fixed fee
We file your namjari through the e-mutation system, fix errors in the record of rights and DCR, bring land development tax up to date, and prepare survey record cases for the Land Survey Tribunal where needed. For owners in Bangladesh and abroad.
The Legal 500 · Bangladesh: Tier 2 Intellectual property · Tier 2 Tax · Tier 3 Dispute resolution
Who this is for
Why it matters now
Land mutation and khatian correction
Land mutation and khatian correction keep the record of rights in line with who actually owns the land. Under the State Acquisition and Tenancy Act 1950, the record must be maintained and corrected on transfer and inheritance, with a revenue officer hearing any objection [1][8]. Since October 2022 mutation runs through the online e-mutation system, with a total government fee of Tk 1,170 paid online: a Tk 20 court fee, a Tk 50 notice fee, a Tk 1,000 record correction fee and Tk 100 for the mutation ledger [4]. Unrecorded transfers cause problems at sale, loan and inheritance.
Delay is common. The Land Ministry treats e-mutation cases pending over 28 days as excessive and requires field offices to explain them [5], which shows what the system expects and where to press. Many applications fail on avoidable points: mismatched names, missing links in the chain of deeds or an unpaid tax account. An application rejected for missing information or documents is charged the Tk 1,100 fee again when refiled [4], while the ministry announced that correcting errors in the DCR or khatian is free [4].
Some errors cannot be fixed by mutation at all. Mistakes in a finally published survey record go to the Land Survey Tribunal under Chapter XVIIA of the 1950 Act [1], and appeals go to Land Survey Appellate Tribunals, established by a gazette notification of 11 July 2023 [3]. Land development tax is now governed by the Land Development Tax Act 2023, which provides for electronic collection [2] and moved collection to a fiscal-year cycle [7]. Choosing the right forum and putting the tax account in order first avoids wasted applications.
What is included
What our land mutation and khatian correction service includes
We read the deed chain, current khatian, DCR and tax account, and decide whether your issue is a mutation, a record correction at the AC Land office, or a survey error that must go to the Land Survey Tribunal.
We prepare and file the application through the e-mutation system with scanned deeds, heirship papers and identity documents, pay the government fee online and track the case number until an order is made.
We attend the hearing at the AC Land office, answer any objection from co-sharers with documents, and follow the file until the order is passed and the record of rights is corrected.
Wrong spelling, father's name, share, area or plot number: we apply for correction of the DCR or khatian with supporting papers and check the corrected record line by line before closing the file.
We register or update the holding for online land development tax, clear arrears against an itemised statement, and give you the receipt (dakhila) that a buyer or bank will ask to see.
We obtain certified khatians and mouza maps through the eporcha portal and assemble a clean digital record pack ready for a sale, loan, gift or inheritance.
If the error sits in a finally published survey record, we prepare the case for the Land Survey Tribunal and explain the separate litigation budget in writing before anything is filed.
Owners abroad authorise us through a power of attorney signed at a Bangladesh mission; we report each step by email and send scans of every order and corrected record.
How it works
Land mutation and khatian correction, step by step
- Consultation and document checkDay 1-3
Book a 30-minute associate consultation. Bring the deed, khatian and tax receipts; we tell you whether this is a mutation or a correction case and confirm the fixed fee in writing.
- Land mutation and khatian correction filingWeek 1
We file online, pay the government fee through the system [4] and share the application number so you can track it. Before filing we check that the uploaded deed and identity details match exactly, to reduce the risk of rejection.
- Field verification and hearingAfter filing; the ministry flags cases pending over 28 days [5]
The land office verifies the land and the AC Land office holds a hearing. We attend, answer any objection with documents and press for an order without unnecessary adjournment, reporting the outcome to you the same week.
- Order, DCR and khatianOn approval
Once mutation is approved we collect the QR-coded online DCR [4] and the new khatian, check every detail against the deed, and apply straight away to correct any error we find.
- Tax and record packWithin the same engagement
We bring the land development tax account up to date online [2] and send you a record pack with certified copies ordered through eporcha [6], ready for any future sale or loan.
- Tribunal route if neededIf the error is in a survey record
Where only the Land Survey Tribunal can fix the record, we explain the route, the appeal to the Appellate Tribunal [3] and a separate budget in writing before anything is filed or any further fee is incurred.
Each mutation or correction application is a fixed fee per filing, set by the number of plots, applicants and deeds in the chain. Hearing attendance is included. Government fees, such as the e-mutation fee and land development tax, are passed through at cost, and tribunal work is quoted separately. The fee is confirmed in writing before work starts.
We confirm the fee in writing before any work starts. Government fees, court fees and stamp duty are passed through at cost.Questions
Land mutation and khatian correction: questions
What is the government fee for land mutation and khatian correction?
For e-mutation the Land Ministry set a total of Tk 1,170: a Tk 20 court fee, a Tk 50 notice fee, a Tk 1,000 record correction fee and a Tk 100 mutation ledger fee, paid online by mobile wallet or internet banking [4]. An application rejected for missing documents carries the Tk 1,100 fee again when refiled [4]. The ministry said correcting DCR or khatian errors is free [4]. Our professional fee is separate and fixed in writing.
How long does mutation take?
There is no guaranteed date, but the Land Ministry flags e-mutation cases pending for more than 28 days as excessive and asks field offices to explain them [5]. Delay usually comes from objections, missing deeds or slow field verification. We file a complete application, attend the hearing and follow up with the office if the 28-day mark passes without an order.
What is the difference between mutation and khatian correction?
Mutation records a change of owner after sale, gift or inheritance under the State Acquisition and Tenancy Act 1950 [1]. Correction fixes a wrong entry, such as a misspelt name, a wrong share or a wrong area, in the khatian or DCR. Errors in a finally published survey record are different again: they go to the Land Survey Tribunal under Chapter XVIIA of the Act [1], with appeals to the Land Survey Appellate Tribunal [3].
Can I check my khatian online?
Yes. Certified copies of survey khatians and mouza maps can be ordered through the government eporcha portal and delivered by courier; the stated service time is 10 days and a certified khatian costs Tk 50 [6]. Reporting has shown some applications waiting longer [6], so we order early and follow up. For mutation records, the e-mutation system issues a QR-coded online DCR once the change is finalised [4].
Do I need to pay land development tax before mutation?
An up-to-date tax account makes mutation and any later sale smoother, and buyers and banks ask for the receipt. The Land Development Tax Act 2023 replaced the 1976 Ordinance and provides for electronic collection [2]; collection now runs by fiscal year, and objections to an assessment must be resolved by the district collector within 15 days [7]. We check arrears and pay online as part of the pack.
I live abroad. Can you do this without me travelling?
Yes. You sign a power of attorney at your Bangladesh mission, and since February 2025 an NID or birth certificate can be used instead of a passport for powers executed abroad [9]. Your attorney or our team then files the application and attends hearings. We report each step by email and send scanned orders and records, so you can follow progress from any time zone.
Sources
- The State Acquisition and Tenancy Act, 1950 (Bangladesh Laws, Legislative and Parliamentary Affairs Division)
- Land Development Tax Act, 2023 (Act No. 31 of 2023), FAOLEX/ECOLEX record
- High Court Division: Writ Petition No. 190 of 2022 (Land Survey Appellate Tribunals)
- The Financial Express: Bangladesh mandates online payment of land mutation fees
- The Financial Express: Initiative to boost monitoring in implementing e-Mutation in 28 days
- The Daily Star: 10 days turn into interminable wait for some RS khatiyan applicants
- The Financial Express: Land development tax bill makes online payment mandatory
- The Daily Star: Mutation and the record of rights under section 143 of the 1950 Act
- bdnews24: Power of attorney rules eased for expatriates (2025 amendment)
Related
Start with a consultation
Tell us the facts and deadlines. We will confirm scope, fee and timeline in writing before we begin.
General information on the law of Bangladesh, not legal advice. Sending an enquiry does not create a lawyer-client relationship.
