TRW & Co · Land & Property
Mutation (Namjari) Lawyer in Chittagong (Chattogram)
Mutation (namjari) updates the khatian so the land office records you as owner and taxpayer. A mutation lawyer in Chittagong makes sure the deed chain supports the application, handles hearings before the AC Land and fights rival claims or rejections. Without a clean mutated record, selling, mortgaging or developing land in Chattogram becomes slow and risky.
Key pointMutation is a revenue record, not title: it follows the deeds and can be undone by a civil court decree. Fix the deed chain before you apply, and treat any rival application as an urgent, time-limited dispute.
At a glance
Who decides
The Assistant Commissioner (Land) of the relevant circle or upazila land office decides mutation, on a field report from the union or municipal land office.
Fully online since 2022
Applications and fees go through the Ministry of Land e-mutation system; at rollout the published fee totalled Tk 1,170, paid by mobile wallet or bank.
Not proof of title
Mutation is a summary revenue record. Ownership disputes belong in the civil courts, and the land office mutates in line with a final decree.
Appeals are time-limited
Adverse orders go on appeal to the Additional Deputy Commissioner (Revenue) and higher revenue authorities within short limitation periods, so act within days.
Linked to sale registration
Sub-registrars expect a seller to produce the record of rights before registering a sale, so an un-mutated seller can stall a Chattogram transaction.
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What a mutation lawyer in Chittagong actually does
Mutation, or namjari, is the process by which the land office replaces the old owner's name with the new owner's name in the khatian (record of rights) and opens a separate holding for land development tax. A mutation lawyer in Chittagong steps in when that routine update stops being routine: a deed chain has a gap, a co-heir objects, the land is recorded in a long-dead ancestor's name, or the application has been rejected and the appeal clock is running.
Mutation matters because almost every later transaction depends on it. A buyer's bank will ask for the mutated khatian and a current tax receipt (DCR). A sub-registrar will look for the seller's record of rights before registering a sale. A developer will not sign a landowner-developer agreement on land still recorded in a grandfather's name. In Chattogram, where land values in Nasirabad, Khulshi, Halishahar and the CDA residential areas have climbed sharply, a missing namjari can stall a deal worth crores.
The key point many owners miss is that mutation is a revenue record, not title. It is strong evidence of possession and ownership, but it does not create ownership that the deeds do not support. That is why we treat every mutation file as a short title review first and a filing exercise second.
When mutation becomes a legal question
- You have bought land, a plot or a flat and the land office has not yet updated the record.
- A parent or grandparent has died and the heirs need inheritance mutation (warisan namjari) before selling or dividing.
- Someone else has applied for mutation over your land, or has already obtained it.
- Your application was rejected, or has sat pending well beyond the published service standard.
- The survey record (CS, RS, BS or city survey) shows a different person, area or land class from your deeds.
The legal framework for namjari in Bangladesh
Mutation sits within the land revenue system rather than the civil courts. The core statute is the State Acquisition and Tenancy Act 1950, whose provisions on maintaining the record of rights (section 143 is the provision practitioners rely on) empower revenue officers to correct the record when ownership changes by transfer, inheritance or decree. The Tenancy Rules made under that Act, together with the Ministry of Land's mutation manual and circulars, set out the procedure.
Several other laws now interlock with mutation:
- The Registration Act 1908. Since the 2004 amendments, a sale deed is not to be registered unless the seller produces the relevant record of rights (section 52A). In practice, an un-mutated seller is a red flag at the sub-registry.
- The Land Development Tax Act 2023. Land development tax (khajna) is now assessed and paid online through the LD Tax portal, and the holding opened on mutation is what links an owner to the tax record.
- The Land Crimes Prevention and Remedy Act 2023. It criminalises, among other things, claiming another's land as your own during record updates and transferring land by concealing information. A fraudulent mutation application is no longer just a revenue problem.
- The Specific Relief Act 1877. Where ownership itself is disputed, the remedy is a declaratory suit in the civil court; the land office then mutates in line with the decree.
Since October 2022 mutation applications and fees have moved fully online through the Ministry of Land's e-mutation (e-namjari) system. At the time of that change, the Ministry's published fee totalled Tk 1,170, made up of a court fee, a notice fee, a record-correction fee and a fee for the mutated khatian. Check the current notice on the Ministry of Land website before paying, because fees and service standards are revised by circular.
Mutation follows title; it does not create it. The strongest namjari file is one where the deeds would win in court even if the land office had never been asked.
Who decides mutation in Chattogram
The Assistant Commissioner (Land), the AC Land, is the mutation authority. Inside the metropolitan area, applications go to the revenue circle land office covering the mouza; in the upazilas, such as Hathazari, Patiya, Sitakunda, Mirsarai or Anwara, they go to the upazila land office. The union or municipal land office (tahsil office) carries out the field inquiry and reports on possession and the deed chain.
| Stage | Office or forum | What it decides |
|---|---|---|
| Field report | Union or municipal land office (tahsildar) | Verifies possession, previous holding and tax payment; reports to the AC Land |
| First decision | AC Land of the circle or upazila | Hears the parties and allows, rejects or modifies the mutation; splits the holding (jot bhag) |
| Appeal | Additional Deputy Commissioner (Revenue), Chattogram DC Office | Appeal or revision against the AC Land's order |
| Further appeal | Divisional Commissioner's office, Chattogram | Second-tier revenue appeal |
| Final revenue forum | Land Appeal Board | Final appellate revenue authority |
| Title dispute | Chattogram civil courts (Assistant Judge to Joint District Judge, by value) | Who owns the land; the land office then mutates in line with the decree |
| Wrong survey record | Land Survey Tribunal, Chattogram | Correction of a finally published survey khatian |
Revenue appeals carry short limitation periods counted from the date of the order, so a rejection letter should go to a lawyer the same week. Where a decision is made without jurisdiction or without a hearing, a writ petition in the High Court Division, which currently sits in Dhaka, may be available; our writ team handles those filings.
Choosing the right mutation route
Not every case is a simple sale. The route you choose determines the documents, the parties who must be noticed and the likely points of objection.
Mutation after purchase
The cleanest case: a registered sale deed from a seller whose name already appears in the latest khatian. The land office checks the seller's holding, the dag (plot) numbers and the share sold. Problems arise when the seller sold more than their recorded share, or when a previous buyer from the same seller never mutated.
Inheritance mutation (warisan namjari)
Heirs apply on the strength of a heirship (warish) certificate and, where needed, a succession certificate. If the heirs intend to keep the land jointly, they can mutate jointly; if they want separate holdings, a registered partition deed (bontonnama) makes mutation far simpler. Our inheritance lawyers prepare Faraiz share calculations so the application matches what Muslim or Hindu personal law actually gives each heir. See also our guide to mutation of inherited land.
Mutation on a gift, decree or partition
A heba (gift) deed, a court decree in a title or partition suit, or an amicable partition deed each supports mutation. A decree must be final; a preliminary decree in a partition suit does not yet allot specific plots.
Mutation versus record correction
If the final survey record itself is wrong, mutation is often the wrong tool. Correction of a finally published record belongs in the Land Survey Tribunal; our khatian correction practice explains when that route applies.
The mutation process step by step
For most Chattogram applicants, the process runs online but still involves a hearing at the land office. The Ministry has published service standards; in 2022 it reported a standard of 28 days for general applications, with shorter standards for expatriates and certain priority applicants, while noting that the real average was longer. Allow for objections and backlog.
- Title and record review. We trace the deed chain back to the name in the latest survey khatian and check the online porcha for the mouza, dag and khatian numbers.
- Tax position. Confirm that land development tax is paid and that the existing holding is correct on the LD Tax portal.
- Online application. File on the e-mutation portal with scanned deeds, via (baya) deeds, khatian, DCR, national ID and, for heirs, the warish certificate.
- Fee payment. Pay the initial fees online; keep the payment record with the application ID.
- Field inquiry and notice. The tahsil office inspects and reports, and notice goes to recorded owners and others with an interest.
- Hearing before the AC Land. Attend with original documents. We represent applicants and objectors at this stage.
- Order and DCR. If allowed, pay the remaining fee, then download the QR-coded DCR and mutated khatian. Collect them promptly.
- Follow-through. Open the new holding for land development tax and file the records with your title documents.
If you are buying in Chattogram, make the seller's completed mutation a condition before final payment, and plan your own namjari immediately after registration. A record left in the seller's name invites a second sale or a later objection from the seller's heirs.
Documents and evidence to assemble
The AC Land decides on paper and on the field report, so the file must tell a complete story. Gaps are the commonest reason for rejection.
- Registered deed in your favour, with the certified copy if the original is with a bank.
- Every earlier deed in the chain back to the recorded owner.
- The latest finally published khatian and, where useful, the CS and RS khatians for the dag.
- Latest land development tax receipt (DCR) and holding number.
- National ID cards; passport and power of attorney for applicants abroad.
- Warish certificate, succession certificate and any partition deed for inherited land.
- Court decrees, with the certificate that they are final.
- Mouza map extract and a sketch of the plot's boundaries where a holding is being split.
For land bought from a company or a developer, add board resolutions, the developer's title documents and any CDA allotment papers. Our title verification team usually prepares this bundle before the purchase completes.
Risks and common mistakes in Chattogram namjari
Most mutation disputes we see in Chattogram fall into a handful of patterns. Each is avoidable with early advice.
Treating mutation as proof of ownership
Owners sometimes believe that once their name is in the khatian, nobody can challenge them. That is wrong. Mutation is a summary revenue decision. A rival with a better registered deed can still bring a declaratory suit, and the land office will follow the civil court's decree. Conversely, losing a mutation hearing does not mean you have lost your land; it may simply mean the dispute belongs in court. The right strategy depends on which documents would win a title suit, which is why a mutation lawyer in Chittagong should read the deeds before the application is filed.
Applying on an incomplete deed chain
Where the seller's own predecessor never mutated, the AC Land may refuse the application or require all intermediate owners to be noticed. Applicants then scramble for decades-old deeds from the sub-registry record room. Build the chain first: certified copies of earlier deeds can be obtained from the relevant sub-registry office, and inheritance gaps can be closed with heirship documents. In some cases it is faster to apply for mutation in stages, each owner in turn, than to file one application that will be returned.
Ignoring a rival application
Land offices issue notices to the addresses recorded in the khatian. If you live abroad or have moved within Chattogram, a notice may never reach you, and a mutation in someone else's favour can be allowed by default. Once you learn of it, act quickly: revenue appeals and review applications have short time limits. Where the rival relied on a forged deed, the Land Crimes Prevention and Remedy Act 2023 gives a criminal route as well, and a civil suit may be needed to cancel the deed.
Mismatched dag, area or land class
Deeds drafted by deed writers sometimes cite an old dag number, a rounded area or the wrong land class (nal, bhiti, chala and so on). The land office compares the deed with the survey record and may mutate only the matching portion. Before filing, reconcile the deed schedule against the latest khatian and the mouza map. If the deed is wrong, a rectification deed signed by the seller is cheaper than litigation; if the survey record is wrong, consider the Land Survey Tribunal.
Using an agent instead of the online system
The e-mutation system was introduced to remove intermediaries and cash payments. Owners who hand originals and money to informal agents risk delay, overcharging and lost documents. Every fee is now paid online and every application has a tracking number. If you need help, use a lawyer who files in your name, gives you the application ID and keeps you informed of the hearing date.
Mutation for NRBs and foreign-based owners
Many Chattogram families have members in the UK, the Gulf, Singapore, Italy and North America. Expatriate owners face three recurring problems: they cannot attend the hearing, notices reach an empty house, and relatives on the ground sometimes mutate land in their own names.
The Ministry has published a shorter service standard for expatriate applicants, and the online system lets you apply from abroad. You will still usually need someone to attend the hearing. A properly attested power of attorney executed abroad lets a trusted person, or TRW & Co, act for you. Our NRB property lawyers also handle cases where relatives have taken over inherited land in your absence.
For families with assets in several countries, TRW's offices in Dhaka, Singapore, Dubai and London can coordinate signing, attestation and courier logistics so that originals never leave a secure chain.
How TRW & Co helps as your mutation lawyer in Chittagong
Our Bangladesh advocates work from the Court Hill office and appear before land offices, revenue appellate authorities and the Chattogram civil courts. A typical engagement covers:
Pre-filing title review
We read the deed chain against the CS, RS and latest survey khatians and flag every mismatch before the application goes in. You receive a short memo on risk and the best route.
Application and hearing
We prepare and file the e-mutation application, track it, and attend the AC Land hearing with the originals. We answer field-inquiry queries quickly so files do not stall.
Objections and appeals
We object to a rival application, or appeal or seek revision of an adverse order before the ADC (Revenue) and higher revenue authorities, within the time limits.
Inheritance mutation
We calculate shares under personal law, prepare heirship and partition documents and file joint or separate mutations for families, including members abroad.
Fraud and forged deeds
Where a mutation rests on a forged or fraudulent deed, we combine a civil suit for declaration and cancellation with a complaint under the Land Crimes Prevention and Remedy Act 2023.
Transaction support
For buyers, lenders and developers, we make mutation a closing condition and handle post-registration namjari so the record matches the deal.
We do not promise outcomes or timelines that depend on a government office. We do promise a clear plan, a realistic estimate of steps and regular updates. To start, contact our Chattogram office or browse all our practice areas and the Chattogram office hub.
Checklist before you instruct a mutation lawyer in Chittagong
- Do you have every deed from the recorded owner to you, or certified copies?
- Does the latest khatian show the seller or your predecessor for the same dag and area?
- Is land development tax paid up to date, and do you have the latest DCR?
- For inherited land, are all heirs identified and is a warish certificate available?
- Has anyone else applied for mutation, filed a suit or lodged a complaint over the land?
- If you are abroad, who will attend the hearing, and is your power of attorney valid in Bangladesh?
- Do you need mutation for a sale, a loan, a development agreement or a family settlement, and by when?
If the answer to any question is uncertain, a short review by a mutation lawyer in Chittagong is cheaper than a rejected application. For background reading, see our step-by-step guide to the online namjari process and our note on contested mutation and appeals. For the wider picture of land disputes in the port city, our land lawyers cover title suits, possession and injunctions.
Whether you are a Chattogram family settling an estate, a probashi buyer or a company assembling industrial land near Mirsarai or Anwara, engaging a mutation lawyer in Chittagong early keeps the record of rights aligned with your title. Mutation is the bridge between owning land and being able to use it as security, sell it or develop it; it deserves the same care as the purchase itself. Our team is used to working through the specific circle and upazila land offices across Chattogram district, and to coordinating with sub-registry offices for certified copies when a file needs historic deeds.
A good mutation lawyer in Chittagong will also tell you when not to apply: where a rival claim is strong or the survey record is wrong, an application can harden the dispute and leave an adverse order on file. In those cases, we recommend the right forum first and mutation afterwards.
Frequently asked questions
01How long does mutation take in Chattogram?
The Ministry of Land publishes service standards for e-mutation. In 2022 it reported a standard of 28 days for general applications and shorter standards for expatriate and certain priority applicants, while acknowledging that the average in practice was longer. In the Chattogram metropolitan area, timing depends on the circle land office workload, how complete your file is and whether anyone objects. A clean purchase with a complete deed chain moves fastest; inheritance mutation with many heirs, or any contested file, takes longer. We give a realistic estimate after reviewing your documents.
02What does mutation cost?
Government fees are fixed by the Ministry of Land and paid online. When online payment became mandatory in October 2022, the published total was Tk 1,170, covering a court fee, notice fee, record-correction fee and the fee for the mutated khatian. Fees can be revised by circular, so check the current notice on the e-mutation portal. Legal fees are separate and depend on the complexity of the deed chain, the number of heirs and whether there is an objection or appeal. We quote after an initial document review.
03Does mutation prove that I own the land?
No. Mutation updates the revenue record and is strong supporting evidence, but ownership comes from valid registered deeds, inheritance or a court decree. If someone with a better title sues, the civil court decides ownership and the land office will then correct the record to match the decree. That is why we review the deed chain before filing: an application built on a weak chain can be rejected, and even if allowed it may not survive a title suit.
04Someone else has mutated my land. What can I do?
First, obtain the order and the case file from the land office and check the date, because appeal and review periods are short. Depending on the facts, you can appeal to the Additional Deputy Commissioner (Revenue), seek review or revision, or bring a civil suit for declaration of title and cancellation of any forged deed. If fraud or forgery was involved, the Land Crimes Prevention and Remedy Act 2023 provides criminal remedies. Often the best strategy combines a protective civil step with a revenue appeal.
05Can I apply for mutation from abroad?
Yes. The e-mutation system accepts online applications and fee payments, and the Ministry has published a shorter service standard for expatriate applicants. You will usually still need someone to attend the hearing and produce originals. A power of attorney executed abroad and properly attested by the Bangladesh mission, then processed in Bangladesh, lets a trusted representative or TRW & Co act for you. Keep your contact details current so that notices reach you.
06Do all heirs need to sign for inheritance mutation?
All heirs must be identified, and the land office will normally expect the application to reflect each heir's share under the applicable personal law. Heirs can mutate jointly, keeping the land undivided, or separately after a registered partition deed. If some heirs refuse to cooperate, mutation can still proceed on the basis of the warish certificate, but division into separate holdings may then require an amicable partition or a partition suit.
07What if the khatian itself is wrong?
If the finally published survey record shows the wrong owner, area or land class, the correct remedy is often a case in the Land Survey Tribunal rather than a mutation application. Mutation can correct the record to reflect later transfers, but it is not designed to overturn a final survey entry. We assess whether your problem is a mutation issue, a record-correction issue or a title dispute before choosing the forum.
Sources and official materials
- The State Acquisition and Tenancy Act, 1950 — Record of rights and its maintenance (mutation)
- The Registration Act, 1908 — Registration of deeds; record of rights required for sale
- Land Crimes Prevention and Remedy Act, 2023 — Offences of land fraud, forgery and illegal possession
- Ministry of Land e-Mutation portal — Online namjari applications, fees and status
- Land Development Tax online system — Online khajna assessment and DCR
- e-Porcha (online khatian) — Certified khatian and mouza map requests
- Ministry of Land, Bangladesh — Circulars, citizen charters and service standards
General information only, current as at 2 November 2026. It is not legal advice and does not create an advocate–client relationship. It reflects the law of Bangladesh unless stated otherwise, and the law, court practice and official fees change frequently. Check current official sources and take advice on the facts of your matter.
