Basic Check
from ৳3,000
4 checks
A quick look at the papers the seller gave you — to see whether the land is worth a full check.
- Deed and title papers
- Khatian and survey records
- Mutation and land tax
Buyer-side land due diligence
Verify a property before you pay
সম্পত্তি যাচাই করুন
Tell us about the property and your deadline. We will recommend the right verification depth and send a written quotation.
15areas checked
4clear result grades
1evidence-backed report
0guesses — gaps are stated
What you gain by checking before you pay
Land is usually the biggest payment a family makes. A check costs a small part of it — and shows you what you would otherwise find out too late.
Time and stress saved
We deal with the offices and update you on your Case ID, so you do not lose days at counters. Works from abroad too, through WhatsApp and video.
Find red flags early
A Basic Check is the cheapest way to learn about a major problem — a mortgage, a case, a missing heir — before the deposit leaves your hands.
One report, not ten offices
Deed chain, khatian, mutation, mortgage, litigation, government interest and planning come to you together, instead of you chasing each office.
Clear results you can act on
Every finding is graded Verified, Conditional, Red flag or Not verifiable, so you know what is fine, what to fix and what to walk away from.
Evidence behind every finding
Each statement is linked to a document, a record or a site observation with its date — not to the seller’s word.
Stronger footing in negotiation
Conditions to meet before you pay — a bank release, a missing signature, a corrected record — give you a firm basis to ask for them, or for a fairer price.
Independent of the seller
We check for you, not for the person selling. The report says what was checked and what could not be verified.
Organised for your advocate
Records and searches arrive organised, so your advocate can build on them. A legal opinion comes only from the advocate engaged on your case.
Choose a package
Standard Check
from ৳15,000
9 checks
Deed chain, records and the main official searches, cross-checked.
- Chain of deeds (previous owners)
- Sub-registry search
- Inheritance and co-owners
Full Check
from ৳30,000
15 checks
Everything in Standard, plus mortgage, government-interest, acquisition history, planning and a site visit.
- Mortgage and encumbrances
- Government and special interests
- Acquisition and requisition history
Complex cases — quotation
Quote
Several heirs, long or old chains, disputed land, many plots or institutional buyers.
Contact usGovernment copying and search fees, advocate fees and surveyor fees are shown separately. Turnaround is an estimate and depends on record availability.
How it works
From a phone number to a decision, in four steps.
- 1
Tell us the plot
Name, phone and location is enough to start. Deed and khatian numbers come next.
- 2
We lock the plot’s identity
Deed, khatian, mouza map and the ground are matched so we search the right land.
- 3
We search and cross-check
Registry, records, courts, government interest, acquisition history and planning.
- 4
You get the risk report
Graded findings, conditions before you pay, and the evidence behind each.
What is checked
Each package covers its own row and everything above it.
Basic CheckStandard CheckFull Check
| Area | What we check | Red flags we look for | Package |
|---|---|---|---|
| Deed and title papers | The deeds provided: parties, area, dag and boundaries read against each other. | Area or dag that changes between papers; unclear source of the seller’s title. | ●●● |
| Khatian and survey records | Applicable CS/SA/RS/BS or city-survey records and the latest record. | Owner name mismatch; area change without explanation. | ●●● |
| Mutation and land tax | Mutation khatian, mutation order and recent land-tax receipts for the same plot. | Receipt for a different plot or holding; unpaid dues. | ●●● |
| Seller identity and authority | Identity of the seller, and whether they hold the title or a valid authority to sell. | Seller is not the recorded owner; unclear or expired authority. | ●●● |
| Chain of deeds (previous owners) | Material transfers traced back as far as the available source of title, in a timeline. | A break in the chain; a transfer from someone who did not hold the land. | ●●● |
| Sub-registry search | Registry index search for prior and conflicting registered deeds. | An undisclosed deed or competing transfer. | ●●● |
| Inheritance and co-owners | Heirship papers, partition deed and the rights of other heirs, where relevant. | An heir who is missing from the papers; undivided shared land sold as a separate plot. | ●●● |
| Mouza map and plot identity | That the plot in the papers is the plot you are being shown. | The paper plot and the plot on the ground are in different places. | ●●● |
| Basic litigation search | Available court and revenue-record searches for the seller, prior owners and the plot. | A pending title, partition, injunction or record-correction case. | ●●● |
| Mortgage and encumbrances | Registered mortgages, signs of a loan secured on the title deeds, and release evidence. | Original deeds held by a lender; no release evidence. | ●●● |
| Government and special interests | Whether the land is vested, waqf, khas or government-settled, or otherwise restricted. | A government or special claim over the land. | ●●● |
| Acquisition and requisition history | Current and older acquisition cases, notices, awards, possession, and any cancellation or release — kept separate. | A case with no proof of cancellation; “released” without the order or gazette. | ●●● |
| Planning (DAP / master plan) | Proposed land use, flood or water overlay and proposed roads, where an applicable plan exists. | Proposed road through the plot; water or flood zone; use that does not fit the plan. | ●●● |
| Buildability and access | Road access, land class and what approvals a build is likely to need. An observation, not a permit. | No legal access; land class that blocks the intended use. | ●●● |
| Possession and site visit | Who occupies the land, the boundaries and local claims, with photographs. | A third party in occupation; a boundary dispute. | ●●● |
A report built for the decision
- Executive risk summary and overall verdict
- Property identity and chain-of-title timeline
- Khatian-by-khatian reconciliation of dag, owner and area
- Mutation, land-tax and seller-authority review
- Registry, mortgage and litigation searches
- Government-interest, acquisition and planning review
- Site observations and a search log of what was checked, where and when
- Conditions to meet before you buy, with evidence attached
How findings are graded
- Verified
- Checked against an independent source and consistent.
- Conditional
- Acceptable only if a stated condition is met before you pay.
- Red flag
- A problem that needs resolving, or a reason not to proceed.
- Not verifiable
- Could not be confirmed from the records available. We say so.
SAMPLE REPORTCase BA-SAMPLE · Fictional data
Sample decision page
- Title chainVerified
None
- Latest khatianVerified
None
- MutationVerified
None
- MortgageConditional
Obtain lender release letter before payment
- LitigationNot verifiable
Ask seller for written declaration; advocate to review
- Government interestVerified
None
- Acquisition historyRed flag
Cancellation order not produced; resolve before proceeding
- PlanningConditional
Proposed road near boundary; confirm with authority
Overall: proceed only after conditions are cured.
What this is not
- It is not a government certificate of title and not a guarantee that no hidden claim exists.
- A legal title opinion is issued only by the enrolled advocate engaged on your case, and is shown separately.
- Planning observations are not a Land Use Clearance or a Construction Permit.
- Search results are as of the stated date; unindexed or offline records may not appear. We list what could not be verified.
Common questions
Why start with a Basic Check?
A Basic Check costs far less than a full investigation. If it finds a major red flag you can stop early; if it is clean, you move to a fuller package.
We already have a lawyer. Do we still need this?
Many buyers use both. We organise and cross-check the records and searches; your advocate can rely on that work and give the legal opinion.
Do you help with a seller who says a case was “released”?
Yes. We ask for the order and gazette, and we keep cancellation of an acquisition separate from release of a requisition.
How do I order, and how does payment work?
Choose a package and send the request. A bill is created with your case. We call you to confirm the scope and final amount and share payment details. You pay manually; we verify it and mark your order Paid, and you can follow the status on the tracking page.
Is the starting price the final price?
It is the starting amount for the package. Once we know the scope — number of plots, heirs, offices to search — we confirm the final amount before work begins. Government fees, advocate fees and surveyor fees are shown separately.
Will you contact the seller?
Not without your agreement. We tell you who we plan to contact and why before we do.
Which documents should I send, and how?
Start with the deed, the latest khatian, any mutation papers and the tax receipts you have. After your case is created we give you a secure upload method — please do not send originals or use WhatsApp.
Can you check a flat, not only land?
Yes. For a flat we check the seller’s title, the developer’s documents, approvals and the physical unit, along with the land record behind the building.
What if you find a problem?
You get a graded report with the evidence and a list of conditions to meet before you pay. Some problems can be cured; others are a reason to walk away. The decision stays with you.
I live abroad. Can you handle this for me?
Yes. We run the checks, make dated site visits and a video walk-through, and report back through your case. See our guide for overseas buyers.
Ready to check the land?
Start with a Basic Check — if there is a major red flag, you find out early and cheaply.
Free guide
Land document checklist
What to review before you pay for land or a flat in Bangladesh.
1Identity and authority
- NID / passportIdentity of every seller and signatory
- Power of attorney (আমমোক্তারনামা)If someone signs for the owner — check it is registered and current
- Inheritance documents (ওয়ারিশ সনদ, বণ্টননামা)For inherited property — every heir must be accounted for
2Ownership
- Deed (দলিল)Current deed plus the chain of previous deeds
- Khatian / porcha (খতিয়ান / পর্চা)CS, SA, RS, BS / city survey records as available — names, dag and area should be consistent
- Mutation (নামজারি) and DCRShows the record has been updated in the current owner’s name
3Tax and records
- Land-development tax receipts (ভূমি উন্নয়ন কর)Up to date, in the owner’s name
- Mouza map and dag numberLocate the plot and compare with the physical site
- Non-encumbrance searchCheck for mortgages, prior sales or disputes
4For flats and developed property
- Developer / allotment documentsAllotment letter, joint-venture agreement with the landowner
- Approved plan and permitsRAJUK (or relevant authority) approval matching what was built
- Occupancy certificateWhere issued
Official systems
e-Mutation (নামজারি)Official online mutation applicationsLand Development Tax (ভূমি উন্নয়ন কর)Register and pay land-development tax onlineDigital Land Record Management SystemKhatian, records and mouza mapsMinistry of LandLand administration services portal
Regulatory information last reviewed: 26 October 2026. Always verify current authority requirements. Having every document is not the same as having consistent documents — the gaps between them are where risk lives.
