Land documents in Bangladesh use terms that even many owners find confusing. This glossary explains the most common ones in plain language — and, just as important, what each document does not prove on its own.
General information only. Terminology and procedures can vary by area and change over time; verify current requirements with the relevant land office or official portal.
Deed (দলিল)
The registered instrument that transfers land — by sale, gift, exchange, partition and so on. Deeds are registered at the sub-registry office.
What it shows: that a transfer was registered between the named parties. What it does not prove alone: that the seller had a good title to transfer. That depends on the chain of earlier deeds (বায়া দলিল) and the records below.
Khatian (খতিয়ান)
The record of rights prepared during a land survey. It lists the owners of land in a mouza, their shares, the dag (plot) numbers and areas. Bangladesh has had several survey rounds, so you will hear of CS, SA, RS and BS khatians (and city survey khatians in some urban areas).
What it shows: who the government record names as owner at the time of that survey or later correction. What it does not prove alone: current ownership if the land has changed hands since, or that the physical land matches the recorded area.
Khatians can be viewed through the Digital Land Record Management System.
Porcha (পর্চা)
A term commonly used for a copy of a khatian — particularly the preliminary copy given to landowners during a survey before the record is finalised. In everyday use people often say “porcha” to mean any khatian copy.
Tip: ask which survey and which stage a porcha belongs to, and compare it with the final published khatian.
Dag (দাগ) and mouza map
A mouza is a revenue area, and the mouza map divides it into numbered plots — each a dag. The dag number links the paper record to a specific piece of ground.
Why it matters: many disputes come from a deed or khatian referring to one dag while the land being sold is actually another.
Mutation (নামজারি) and DCR
Mutation updates the khatian into the name of a new owner after a sale, inheritance or other transfer. It is handled by the Assistant Commissioner (Land) office, and applications are now made through the official e-Mutation system. After approval, a fee receipt called the DCR is issued along with the new mutation khatian.
What it shows: the government record has been updated to the current owner. Why buyers ask for it: a seller with an up-to-date mutation is the person the record recognises today. After you buy, you will need your own mutation.
Land development tax (ভূমি উন্নয়ন কর / খাজনা)
The annual tax on land, still often called khajna. It can be registered and paid online through the official land development tax system.
What it shows: the tax account is current, usually in the name of the recorded owner. What it does not prove alone: ownership. Tax receipts support a title; they do not create one.
How they fit together
A clean picture looks like this: the deed chain ends with the seller; the latest khatian or mutation khatian names the seller; the dag and area match across records and the mouza map; tax is paid in the seller’s name; and the land on the ground matches all of it.
When any link disagrees, that is where to look harder. Our land document checklist lists what to gather, and our land document verification service reviews it for you.
