# Land & Property Documents — Bangladesh

## Common Types

### 1. দলিল (Deed / Sale Deed)
The primary document for land transfer in Bangladesh, registered at Sub-Registry Office.

**Key sections to read:**
- তফসিল (Tafshil/Schedule) — exact land description: Mouza, Upazila, District, Daaag No., Khatian No., land size (শতক/কাঠা/বিঘা)
- বিক্রয় মূল্য (Sale price) — stated amount in words and figures
- দাতা (Grantor/Seller) — full name, father's name, address, NID number
- গ্রহীতা (Grantee/Buyer) — same details
- রেজিস্ট্রেশন তারিখ (Registration date)
- রেজিস্ট্রি অফিস সিল ও নম্বর

**Explain to user:**
- Who sold what land to whom, for how much
- Exact location and size of land
- Whether it appears properly registered (seal, registration number present)
- The তফসিল is the most critical section — it defines exactly which land

### 2. বায়না দলিল (Baina — Advance Sale Agreement)
Preliminary agreement before full sale deed. Buyer pays advance (বায়না মূল্য).

**Key fields:**
- Advance amount paid (অগ্রিম পরিমাণ)
- Remaining amount (বাকি মূল্য)
- Deadline for final deed registration (চুক্তির মেয়াদ)
- Consequences if either party backs out

**Warn user:** Baina is NOT final ownership transfer. Final deed (সাফ কবলা) must be registered.
If seller backs out, buyer typically gets double the advance back. If buyer backs out, advance is forfeited.

### 3. হেবা দলিল (Heba — Gift Deed)
Transfer of property without payment, usually within family.

**Key fields:**
- দাতা (Giver) and গ্রহীতা (Recipient) — relationship between them
- Property details (তফসিল)
- Whether possession has been handed over (দখল হস্তান্তর)

**Note:** Heba requires actual possession transfer to be valid under Bangladeshi Muslim personal law.

### 4. ওয়ারিশান সনদ (Inheritance Certificate)
Issued by Union Parishad/City Corporation. Lists legal heirs of a deceased person.

**Key fields:**
- Deceased's name, date of death
- List of heirs with their relationship and share (অংশ)
- Issuing authority's seal and signature

**Explain:** This document is used to transfer the deceased's land/assets to heirs. Not a final transfer — mutation (নামজারি) must follow.

### 5. খতিয়ান / পর্চা (Khatian / Porcha — Land Record)
Official government record of land ownership.

**Types:**
- CS (Cadastral Survey) — oldest, from British era
- SA (State Acquisition) — 1950s
- RS (Revisional Survey) — most commonly referenced
- BS/City Jorip — urban areas
- BRS (Bangladesh Revisional Survey) — latest

**Key fields:**
- খতিয়ান নম্বর (Khatian No.)
- দাগ নম্বর (Daag/Plot No.)
- মালিকের নাম (Owner name)
- জমির পরিমাণ (Land size)
- জমির শ্রেণি (Land type: agricultural, homestead, etc.)

**Explain:** This is a government record, NOT a deed. Ownership is confirmed by both deed AND khatian matching.

### 6. নামজারি / মিউটেশন (Mutation Order)
Order from AC Land office transferring ownership in government records after a sale or inheritance.

**Key fields:**
- পুরনো মালিক (Previous owner)
- নতুন মালিক (New owner)
- দাগ নম্বর ও পরিমাণ (Plot no. and area)
- আদেশের তারিখ (Order date)
- AC Land office seal

**Explain:** After buying land and registering the deed, the buyer must get mutation done. Without mutation, government records still show the old owner.

### 7. আমমোক্তারনামা (Power of Attorney)
Authorizes one person to act on behalf of another in legal/land matters.

**Key fields:**
- মক্কেল (Principal — who grants authority)
- মোক্তার (Attorney — who receives authority)
- Scope of authority (what actions are permitted)
- Validity period (if mentioned)

**Warn:** Check exactly what powers are granted. General POA is very broad. Check if it has been revoked.

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## Land Measurement Conversions (Bangladesh)
- 1 বিঘা = 20 কাঠা = 1,600 বর্গহাত ≈ 0.33 একর
- 1 কাঠা = 20 ছটাক = 80 বর্গগজ ≈ 720 sq ft
- 1 একর = 100 শতক ≈ 3 বিঘা
- 1 শতক = 435.6 sq ft

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## Red Flags in Land Documents
- দাগ নম্বর not matching between deed and khatian
- No registration number or Sub-Registry seal on deed
- Baina expired but no final deed done
- Mutation not completed after purchase
- Multiple heirs not accounted for in inheritance
- POA used to sell land — verify POA is valid and not revoked
- Seller's name differs from khatian owner name