Selling land in Dhaka can be challenging, especially if it’s your first time. The real estate market in the capital is competitive, and knowing the legal steps is crucial to avoid problems. Whether you own a small plot in Uttara or a larger property in Dhanmondi, following the right steps ensures a smooth and safe sale. This guide explains each stage in detail and provides useful tips for both new and experienced landowners.
1. Check the Papers That Show You Own the Land
Before selling, ensure you have all ownership documents. Missing or incorrect paperwork can create legal issues or cancel the deal. Essential documents include:
Title deed (Porcha/Khatiyan): Confirms legal ownership. Make sure it matches government records.
Mutation Certificate: Shows the property is officially registered in your name at the land office.
Tax Receipts (Jomi Tax/Pourashava Tax): Up-to-date receipts prove no pending dues exist.
Tip: Check for errors like misspelled names or wrong plot numbers, as mistakes can delay the sale.
2. Check the Rules for Land Use and Zoning
Dhaka’s urban development is governed by RAJUK (Rajdhani Unnayan Kartripakkha), which enforces zoning regulations. Some plots may only be used for residential, commercial, or institutional purposes. Selling land without confirming its legal use can create serious problems.
Steps to check:
- Review the RAJUK Master Plan or visit the Dhaka City Corporation office to verify land use.
- Confirm there are no government acquisition plans or ongoing disputes.
Pro Tip: Inform potential buyers of any zoning restrictions. This builds trust and avoids problems if they need RAJUK approval for redevelopment.
3. Hire a Lawyer or Legal Expert
Even if you are confident, hiring a lawyer is highly recommended. A lawyer ensures that all paperwork is accurate and the sale is legally secure.
How a lawyer helps:
- Drafts a legally binding sale agreement (Bikroyer Chukti) with all terms clearly stated.
- Checks encumbrances to confirm there are no loans, mortgages, or legal disputes.
- Coordinates with the Sub-Registrar office to ensure smooth registration.
Pro Tip: Choose a lawyer experienced in Dhaka real estate for faster, hassle-free transactions.
4. Write Up a Sale Agreement
The sale agreement is the official document protecting both parties. Include:
- Exact location and size of the land
- Agreed sale price and payment method
- Responsibility for taxes, fees, and registration charges
- Payment schedule and property handover date
Tip: Include clauses for penalties if the buyer delays payment or backs out. This protects your interests.
5. Get Paid Safely
After signing the sale agreement, it’s time to receive payment. Handling large amounts of cash is risky.
Safe payment options: Bank transfer, pay order, or bank check.
Advance deposit: Request an initial deposit before registration to secure buyer commitment.
Pro Tip: Always obtain written proof of payments to avoid disputes later.
6. File a Notice of Sale at the Sub-Registrar’s Office
Registration is the final legal step to transfer ownership.
Steps:
- Both buyer and seller visit the local Sub-Registrar office.
- Submit necessary documents: title deed, sale agreement, tax receipts, and ID.
- Pay the registration fee, usually a portion of the sale price.
Once registered, the buyer is officially the owner.
Pro Tip: Schedule early morning appointments to avoid long waits, as Sub-Registrar offices in Dhaka can be busy.
7. Keep Mutation Records Up to Date
After registration, update the mutation records at the local land office. This ensures your name is removed and the buyer’s name is added. Without this, government records may not fully recognize the new ownership.
Pro Tip: Keep copies of updated mutation papers to prevent future disputes or unnecessary tax payments.
Additional Tips for Selling Land in Dhaka
Be Open and Honest: Disclose all relevant information such as liens, zoning limits, or ongoing disputes. Transparency builds trust and avoids legal issues.
Know How to Market: Use platforms like BikroyProperty, Lamudi, and real estate Facebook groups. Clear photos, correct descriptions, and accurate pricing attract serious buyers.
Be Patient: Legal and registration processes take time. Rushing can cause mistakes or delays.
Set a Reasonable Price: Research current market rates. Consider location, plot size, and demand. Avoid underpricing or overpricing.
Be Prepared for Negotiations: Decide your minimum acceptable price and payment terms beforehand. Stick to it during negotiations.
Consider Tax Implications: Capital gains tax may apply. Consult a tax professional to understand obligations and avoid surprises.
Common Mistakes to Avoid
- Selling without all the necessary documents.
- Selling to buyers unaware of zoning restrictions.
- Skipping legal advice, which increases risk of mistakes or fraud.
- Accepting cash for large transactions without proper tracking.
- Delaying the mutation update, leaving you legally responsible for the property.
Conclusion
Selling land in Dhaka doesn’t have to be difficult. Follow these steps: verify papers, check zoning rules, hire a lawyer, draft a clear sale agreement, receive payment safely, complete registration, and update mutation records.
Being honest, patient, and professional ensures a smooth transaction. Whether selling a small plot in Mirpur or a commercial property in Gulshan, a structured approach provides peace of mind and protects your property.
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