Land mutation (known as Namjari in Bengali) is a crucial legal step for establishing ownership of immovable property in Bangladesh. Whether you’ve inherited land, purchased a property, or received it through gift or settlement, mutation is mandatory to update government records and ensure legal recognition of your rights.
In this guide, we’ll explain how to complete the land mutation process in Chittagong, covering step-by-step procedures, required documents, fees, and tips for avoiding delays or disputes.
Table of Contents
What is Mutation (Namjari)?
Mutation is the official process of registering the change of ownership of a piece of land in government revenue records. Once mutation is completed:
- The new owner’s name appears in the Record of Rights (ROR) or Khatiyan
- The owner can pay land development tax (LD tax) in their name
- It helps prove ownership in future sales, mortgages, or court disputes
Without mutation, your name won’t be reflected in government land records—even if you hold a registered deed.
Common Situations Where Mutation is Required
- After purchasing land through a registered sale deed
- Inheritance after the death of a family member
- Gift deed or settlement among family members
- Court decree or partition suit
- Land received via exchange or waqf deed
Authorities Responsible for Mutation in Chittagong
In Chittagong, mutation is primarily handled by:
- Assistant Commissioner (Land) of the respective Upazila Land Office
- Deputy Commissioner’s Office (for special or large properties)
- Chittagong City Corporation (for holdings within urban zones)
- Union Land Offices (for rural areas)
Mutation records are maintained in:
- CS, SA, RS, BS Khatiyan (Cadastral Survey Records)
- Digital Mouza Map & Khatian in the e-Namjari system
Step-by-Step: How to File for Land Mutation in Chittagong
Step 1: Collect Required Documents
To begin mutation, you must gather:
- Registered title deed (original + photocopy)
- Baya deed or previous owner’s deed
- Khatiyan or Porcha copy
- Land development tax receipt
- Applicant’s National ID (NID)
- Passport-size photo of the applicant
- Proof of possession (utility bills, land boundary photos, etc.)
- Succession certificate (in case of inheritance)
- DCR (Duplicate Carbon Receipt) from sub-registrar office
- Power of attorney, if applicable
Step 2: Application Submission
Submit your mutation application at the AC (Land) office or online through the e-Namjari portal:
- Fill in the Namjari Form (available at the land office or online)
- Attach all required documents
- Pay the official mutation fee (usually between TK 100–500 per application)
- Receive an application ID or receipt
In urban areas like Chattogram City Corporation, mutation may be required at both land office and holding tax authority.
Step 3: Field Investigation & Hearing
Once submitted:
- The land office schedules a field verification
- A land surveyor visits the property to check boundaries and possession
- A mutation hearing date is fixed (for both parties, if contested)
- If no objection is raised, the application proceeds
Pro Tip: Attend the hearing personally or send a lawyer/representative to avoid delays.
Step 4: Mutation Order Issued
If the AC (Land) is satisfied with your documents and field report:
- A mutation order is issued
- Your name is recorded in the Dag/Khatiyan
- The office updates the land tax ledger in your name
In disputed or joint family cases, the process may involve more hearings or require court intervention.
Step 5: Receive Certified Khatian (Namjari Khatiyan)
Finally:
- Collect the updated Namjari Khatian from the land office
- Pay land tax in your name going forward
- Store all documents safely for future reference or sale
If you applied via e-Namjari, you may download the digital copy online.
Timeline for Mutation
- Simple uncontested cases: 30–45 working days
- Inheritance or joint khatian cases: 60–90 days
- Court-directed or disputed mutation: 3–6 months or more
Delays often occur due to document errors, boundary disputes, or absentee co-owners.
Mutation Fees in Chittagong
| Type of Land | Govt. Fee | Other Possible Charges |
|---|---|---|
| Rural (agricultural) | Tk. 100–200 | Map & Porcha photocopy fees |
| Urban holding | Tk. 300–500 | Holding tax mutation fee |
| e-Mutation | Tk. 25–50 (online) | SMS fee, online tax |
Note: Bribes or unauthorized payments are illegal. Always demand an official receipt.
Common Challenges in Mutation Process
- Incorrect deed information or mismatched Dag No.
- Dispute among heirs in inheritance cases
- Possession issues or squatter encroachment
- Pending land tax dues
- Unclear ownership history (missing baya deed)
Legal Tip: Consult a land lawyer to verify the title chain before applying for mutation.
Mutation vs. Registration: What’s the Difference?
| Registration | Mutation |
|---|---|
| Handled by Sub-Registrar office | Handled by Land Office |
| Legalizes transfer of ownership | Updates ownership in govt. revenue records |
| Done during purchase/sale | Done after registration to establish possession |
| No tax payment tracking | Allows tax to be paid in new owner’s name |
Conclusion: Both are required to complete the legal ownership cycle.
Why You Should Not Delay Mutation
- Essential for selling or transferring the land in the future
- Helps avoid future ownership disputes
- Makes you eligible to apply for bank loans, mortgage, or government compensation
- Ensures your name is updated in digital land records
Legal Support for Land Mutation in Chattogram
At Chattogram Law Office, we help clients across:
- Land mutation after purchase or inheritance
- Disputed land title and court-certified mutation
- Representation in land mutation hearings
- Mutation for commercial, residential, and agricultural land
- Drafting affidavits, vetting deeds, and succession letters
Final Thoughts
Whether you’re a new landowner, an heir to ancestral property, or a commercial investor—mutation is a critical step you should not overlook. Timely and proper mutation helps you legally secure your land, pay taxes correctly, and avoid unwanted legal complications.
If you need help filing a mutation in Chattogram, our experienced land lawyers can handle everything from documentation to hearing—saving you time, money, and stress.