Before you buy a land share, make sure the seller truly owns the land, that their name is in the government records, and that a building is allowed there. Check seven documents: the deed, khatian, mutation, DCR, power of attorney, RAJUK approval and DAP status. Before paying any money, have a property lawyer check photocopies of all seven.
With a land share, you own part of the land from day one. If the land papers have a problem, the whole project can get stuck. Here is what each document is, why it matters and what to match, in plain language.
1. Deed (dolil): proof of ownership
The deed is the registered record of the land's sale. Check the previous owners' deeds too (the baya dolil), so you can see the full chain of ownership.
- Match: owner's name, mouza, dag (plot) number and land area across every paper.
- Where to check: get a certified copy from the sub-registry office where the deed was registered.
2. Khatian: government survey record
A khatian shows whose name a plot is under in a government survey. The CS, SA, RS and BS/City Survey khatians should all agree with the deed.
- Match: dag number, land area and the spelling of the owner's name. The latest survey should show the seller or the person they bought from.
- Where to check: the district record room or the government's online land services portal.
3. Mutation (namjari)
Mutation records the new owner's name in government land records after a purchase. Without mutation, the seller may hold a deed but is not the owner on the government record.
- Match: the seller's name and land area on the mutation khatian.
- Where to check: the Assistant Commissioner (Land) office or the online mutation service, using the case number.
4. DCR (Duplicate Carbon Receipt)
The DCR is the fee receipt issued once mutation is complete. It is one of the proofs that mutation really happened.
- Match: the case number and khatian number on the DCR should match the mutation. Also ask for the latest land development tax (khajna) receipt.
5. Power of attorney
In many land share projects, a developer or organiser sells on the landowner's behalf. That authority is given through a power of attorney.
- Match: that it is registered, what powers it gives and to whom (selling, building), and that it has not been cancelled.
- Also ask for: the agreement between the landowner and the developer.
6. RAJUK approval
Building in Dhaka needs two RAJUK approvals: land-use clearance and building plan approval. A building put up without them can face problems later.
- Match: the approval letter number, plot address and number of approved floors. The floors the seller promises should match the approved plan.
- Where to check: the relevant RAJUK zonal office, using the approval number.
7. DAP status
The DAP (Detailed Area Plan, 2022–2035) sets what kind of building can go where in Dhaka, and how tall it can be. It was revised in 2025, so check the latest gazetted version.
- Match: that the plot is in a residential zone (not flood-flow, agricultural or open space), and how many floors the road width allows.
- How: take the mouza and dag number from the deed and check RAJUK's DAP map or ask at a RAJUK office.
Red-flag checklist: stop if you see these
- The seller shows only photocopies and won't show originals
- Names, dag numbers or land area don't match across the deed, khatian and mutation
- No mutation, or several years of unpaid land tax
- A court case on the land, or the land is mortgaged to a bank
- The power of attorney isn't registered, or you aren't allowed to meet the landowner
- You're asked to pay while RAJUK approval is "in process"
- More floors are promised than the approved plan allows
- The price is far below market, with pressure to "book today or lose it"
- The agreement has no handover date or delay penalty
- Cash only, with no bank receipt
Frequently asked questions
Do I need a lawyer if all the papers look fine?
Yes. Even when papers look fine, old court cases, inheritance problems or forged documents are hard to spot. A lawyer costs very little compared with the land price, and a mistake costs far more.
Are mutation and DCR the same thing?
No, they are two different papers. Mutation is the process of recording the new owner in the government khatian; the DCR is the receipt for that process's fee. Both should carry the same case number.
What if the seller won't show the original deed?
Stop paying. Showing originals is a normal part of selling; refusing can mean the land is mortgaged or has an ownership problem. Get a certified copy from the sub-registry office and compare.
How could a DAP change affect my project?
The number of permitted floors can go down or up, which can change the number of flats and the cost. Find out the date of the approved plan and which DAP version it was approved under. Get it in writing in the agreement what happens if floors are reduced.
What should I get in writing before paying booking money?
A signed sale agreement and a money receipt. The agreement must clearly state the price, share size, instalment schedule, handover date, and a refund if the documents prove wrong.
We're here to help
It's normal to feel lost among so many papers the first time you buy land. At Proyojon Abashon, you can sit with us at our office and go through a project's documents, and you're welcome to bring your own lawyer. Call +8801323280004, or visit us at Level 4, House 23, Road 16, Nikunja 2, Dhaka. Let the right papers be the first step towards your future home.
This article is general guidance, not legal advice. বাংলায় পড়ুন: ল্যান্ড শেয়ার কেনার আগে যে ৭টি কাগজ অবশ্যই যাচাই করবেন
Key takeaway
- Names, dag numbers and land area must match across the deed, khatian and mutation
- Check that the power of attorney is registered and not cancelled
- Match the RAJUK-approved floors and the DAP zone
- Have a lawyer check the papers before you pay