Property lawyer for NRBs buying, selling and managing property in Bangladesh

Living abroad does not stop you from owning property in Bangladesh. It does make you depend on other people for the steps you cannot attend. At Ain Bisharod, we verify, document and follow through on your property matters in Bangladesh, and report to you in writing at every stage, whether you live in the UK, the USA, the Middle East, Europe, Canada or Australia.

Video and phone consultations. Bangladesh time (GMT+6).

The problems NRB property owners face

Most of the NRB matters we handle share the same pattern. The owner bought or inherited property while living abroad, relied on a relative or agent for the local steps, and found out years later that something was not done: the mutation was never completed, the khajna was not paid, a relative sold part of the land, or someone occupied it.

The usual difficulties are practical:

• You cannot visit the sub-registry office, AC Land office or the land itself when needed.
• Original documents are with a relative, and copies are incomplete.
• A power of attorney was given years ago, sometimes broader than intended.
• Communication through a third person delays decisions and blurs responsibility.
• Time differences make it hard to reach offices and people in Bangladesh during working hours.

Our work for NRB clients is built around these problems: written reporting, verified documents and a single point of contact.

Property legal services for NRBs

• Property purchase from abroad. We verify the land or apartment, negotiate the documents and complete the purchase with you or your attorney.
• Land and title verification. We trace the deed chain, compare the khatians and confirm possession before you pay. See our property verification service.
• Power of attorney. We draft a power of attorney limited to what is needed, guide you through execution at the Bangladesh mission, and complete the steps required in Bangladesh.
• Registration coordination. We prepare the deed, work out fees and taxes, and attend registration with you or your attorney.
• Mutation and land development tax. We complete mutation in your name and keep the tax holding current.
• Inheritance and succession. We obtain heirship documents, settle shares, and handle partition and mutation for inherited property.
• Sale while abroad. We check the buyer’s documents and payment route, and complete the sale through a properly limited power of attorney.
• Apartments and developers. We review the landowner-developer agreement, allocation and handover for apartments you buy or receive in a development.
• Leasehold property. We handle transfer and mutation of RAJUK and NHA plots held by NRB owners.
• Property supervision. We check the records and status of your property periodically and report in writing.
• Attestation and document checks. We tell you which attestation your document needs and check it before it is used in Bangladesh.
• Citizenship document questions. We review how your passport and citizenship documents affect a purchase, sale or inheritance.
• Dispute assistance. We act in disputes while you are abroad, from legal notice to civil suit.

What can and cannot be done remotely

Much of the work can be done without you in Bangladesh. Some steps need you or a properly appointed attorney in person. The exact requirements depend on the transaction, the authority involved and the law in force.

Step	Can we handle it directly?	Who must be present
Record collection and certified copies	Yes	No one
Title verification and site visit	Yes	No one; we send photos and reports
Drafting deeds, agreements and notices	Yes	You approve by email
Signing at registration	No	You in person, or your attorney
Mutation application and hearing	Mostly	Your attorney where the office requires
Court case filing and hearings	Yes, through your lawyer	You or your attorney for evidence, planned in advance

We tell you at the start which steps need your presence, which can be done by an attorney, and which we can handle directly.

Power of attorney from abroad

The power of attorney is the tool that makes most NRB work possible, and also the document most often misused. Under the Power of Attorney Act, 2012, a power to sell or transfer immovable property must be registered.

1. Decide the scope. We agree with you exactly what the attorney may do: which property, which act, and any limits on price or payment.
2. Draft. We prepare the draft in the required form before your appointment at the mission.
3. Execution at the mission. You sign before the consular officer at the Bangladesh embassy, high commission or consulate where you live, with your passport and the mission’s required papers.
4. Completion in Bangladesh. The executed power is sent to Bangladesh and completed, including authentication and registration where required, within the time set by the rules.
5. Use and record. We keep a copy on file and confirm in writing each act done under the power.

For more detail in Bangla, see our articles on selling land through a power of attorney from abroad, the government gazette on powers from abroad and cancelling a power of attorney. English guides are also available on advmsmishuk.com.

How we help NRB clients manage property in Bangladesh

1. Video consultation. We discuss what you want to do and what you already hold. You upload documents through the appointment form.
2. Document and record check. We collect certified copies from the sub-registry office, AC Land office and record room, and confirm the position on the ground.
3. Written advice. You receive a written report on the title, the risks and the steps needed, with an estimate of time and cost.
4. Power of attorney, if needed. We draft a power limited to the task, guide you through execution at the mission and complete the steps in Bangladesh.
5. Execution. We carry out the purchase, sale, mutation, partition or case, with updates at each step.
6. Completion file. You receive scanned copies of every registered document, the mutation record and tax receipts. Originals are kept or sent as you instruct.

Common mistakes NRB owners make

• Giving a broad general power to a relative. A power to “sell, mortgage and manage all my property” is rarely needed and often regretted.
• Sending purchase money in cash through relatives. Pay through bank channels, against registered documents.
• Not completing mutation after purchase. Years later, the record still shows the seller.
• Leaving land empty without supervision. Unwatched land is where most occupation cases start.
• Leaving inherited land unpartitioned. Co-heirs in Bangladesh may sell or build, and the longer it waits the harder it is to fix.

Guidance for common NRB situations

You inherited land from a parent

Start with the heirship documents and a list of all heirs, including sisters and heirs who live in Bangladesh. Then check whether the land is still recorded in your parent’s name or has already been mutated. If co-heirs are using the land, agree the shares in writing before anyone sells or builds. Our article on inheritance shares explains the basic rules.

You want to buy land or a flat as an investment

Fix your budget, area and purpose first, then let us verify the specific property before any advance is paid. For apartments, the developer’s track record matters, but the papers matter more: land title, development agreement, power of attorney and approved plan.

You want to sell property you no longer use

Before you list it, have the title, mutation and tax records checked, so the buyer’s lawyer finds nothing new. Give a power limited to that one sale, and ask for payment directly into your bank account against the registered deed.

You suspect a relative or agent has misused your power

Ask us to search the sub-registry for deeds executed under the power, and cancel the power by registered deed if needed. Act quickly, because time limits apply to some remedies.

Who we act for

• Bangladeshi citizens living and working abroad
• Overseas Bangladeshis who hold foreign citizenship and property in Bangladesh
• Heirs abroad of a parent’s or grandparent’s property
• NRBs investing in land or apartments in Dhaka, Purbachal or nearby districts
• Families who want an independent check on what a relative or agent has done

We work with clients wherever they live, and schedule calls around your time zone. Property matters we handle for NRB clients are mostly in Dhaka, Narayanganj, Gazipur and Narsingdi, with associates in other districts.

About the firm

Frequently asked questions

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