TRW & Co’s UK branch is based at Holborn Gate, 330 High Holborn, London, WC1V 7QH, England.

For international investors, trustees or advisers considering interests in Bangladeshi land, understanding the local record system is essential. “Khatian” (record of rights) and the subsequent process of “mutation” (updating the revenue record to show a new owner) are administrative steps used to register a change in possession or title for tax and revenue purposes. The following provides a high‑level overview of typical practice, common risks and practical steps to manage them. This is general information only and should not be relied on as legal advice.

What mutation and Khatian mean in practice

Khatian is the record of rights for a land holding in Bangladesh maintained by local revenue authorities. Mutation records the fact that the person in the revenue records has changed — for example, after sale, inheritance, partition or a court order. Mutation is often necessary to ensure that the land revenue assessment and payment responsibility are updated and that the revenue record reflects the current occupier/owner. The administrative labels and procedures are driven by Bangladeshi statute and local practice and may differ between districts.

Typical steps and practical considerations

Procedures vary by jurisdiction and by the reason for mutation (sale, succession, partition, court order, khas land, or alluvion). In broad terms:

• Establish the chain of title: obtain prior Khatian, sale deeds, and any court orders affecting the property.
• Confirm the local authority and office that holds the revenue register (typically the Upazila/Thana land office or the office of the Assistant Commissioner (Land)).
• Prepare supporting documents: these commonly include deeds of transfer, tax payment receipts, identity documents, and where relevant, death certificates or succession documentation. Specific documentary requirements depend on the basis for the mutation.
• Apply for mutation: an application is made to the competent revenue officer; enquiries and local inspections may be carried out before any record is changed.
• Address objections and encumbrances: pending litigation, competing claims, or unresolved tenancy issues can halt or delay mutation.

Timelines and fees are highly variable. The presence of disputed title, multiple co‑owners, or incomplete supporting documentation can significantly extend the process.

Risks, diligence and cross‑border considerations

For foreign investors or cross‑border transactions, consider:

• Title risk: mutation in the revenue record does not by itself create conclusive title for all purposes; it is one factor in assessing ownership.
• Priority of documents: registered deeds, possession evidence and court judgments may affect priority and enforceability.
• Due diligence: instruct local advisers to carry out title searches, physical inspections, interviews with local revenue officials and review of any encumbrances or litigation.
• Enforcement and remedies: understand how disputes are resolved (revenue courts, civil courts) and the potential interaction with criminal or fraud investigations.

Practical checklist

• Obtain the latest Khatian and plot map (Sarak/porcha copy) and confirm boundaries on the ground.
• Collect original deeds of transfer and receipts for payment of land tax/holding tax.
• Where relevant, procure death certificates, succession certificates or certified court orders.
• Verify identity documents for applicants and any authorised signatories or power of attorney.
• Engage a locally qualified lawyer or title specialist to conduct searches and attend hearings or inspections.
• Check for pending litigation or revenue notices and, if present, obtain legal advice on likely outcomes and timelines.

Jurisdiction and sources

Key official sources and legislation to consult (for factual reference) include the Ministry of Land, Government of the People’s Republic of Bangladesh; the State Acquisition and Tenancy Act, 1950; tenancy rules and local land records administered by the Land Records and Survey Directorate/Upazila land offices; and the official national portal of Bangladesh.

Engage local counsel for step‑by‑step filing requirements, specific forms and up‑to‑date procedural rules in the district where the property is located.

General information only; not legal advice and not a substitute for advice on a particular matter.