Buying an apartment in Dhaka is exciting but tricky. The city’s real estate market is growing
fast. However, legal issues like fake documents or unclear ownership can cause big
problems. To
avoid these, you need to check important legal papers carefully. This blog will guide you
through a simple legal checklist for buying an apartment in Dhaka.
Checking the right documents is key to a smooth purchase. Papers like the title deed, mother
deed, and sale deed prove who owns the property. You also need to verify RAJUK approvals
and
utility bills to avoid future issues. By following this checklist, you can protect your money
and enjoy your new home without worries.
Ready to buy your dream apartment? Don’t rush! Take time to review all legal papers with care.
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information!
In Dhaka, the real estate market is booming. But the process is not simple. A legal checklist
helps you stay safe. It ensures the apartment is legally yours and free of problems. Legal
issues are common in Dhaka’s property market. Some sellers may use fake papers. Others
may hide
ownership disputes. Without checking, you could lose money or face court battles.
A checklist helps you verify every document. It also protects you from hidden issues like unpaid
bills or illegal construction. By following a clear plan, you can buy with confidence. A lawyer
is your best friend in this process. They can check documents for you. As a top real estate
company, Assure Group can help you throughout the process.
Essential legal documents to check before buying apartments
When buying an apartment in Dhaka, you must verify several legal documents. These papers prove
the property is legal and the seller has the right to sell. Here is a list of the most important
documents to check:
Title deed
The title deed shows who owns the apartment. It proves the seller has the right to sell it. It
also lists the property’s details, like size and location. Without a clear title deed, you could
face ownership disputes.
What to check:
Ensure the seller’s name is on the title deed.
Confirm the document matches the apartment you’re buying.
Check for any liens or claims by others.
Verify the deed at the Sub-Registrar’s Office.
Tip: Ask for the original title deed. Photocopies can be risky. A lawyer can
confirm if it’s
real and free of issues.
Mother deed
The mother deed shows the property’s ownership history. It lists all past owners, starting from
the first one. This helps you confirm there are no legal gaps or disputes.
What to check:
Review the chain of ownership to ensure it’s clear.
Look for any past disputes or multiple sales.
Verify the mother deed with land records at the Land Office.
Tip: If the mother deed is missing, it’s a red flag. A lawyer can trace the
ownership history
to ensure it’s safe.
Sale deed
The sale deed transfers ownership from the seller to you. It lists the price, payment terms, and
handover date. This document is signed when you finalize the purchase.
What to check:
Ensure all terms, like price and deadlines, are clear.
Check for hidden clauses that favor the seller.
Confirm the apartment’s details match the deed.
Note: Have a lawyer review the sale deed before signing. Keep copies of the signed
document
for your records.
Mutation
Mutation updates the property’s ownership in government land records. It confirms you as the new
owner after the purchase. It includes details like the Daag number and Porcha.
What to check:
Verify that the seller’s name is in the current mutation record.
After buying, ensure the mutation is updated in your name.
Check records at the Land Office for accuracy.
Note: Complete the mutation process quickly after buying. This avoids delays in
proving
your ownership.
City survey (CS/RS/SA Porcha)
The City Survey record shows the property’s details, like plot number and boundaries. It’s an
official government document that confirms ownership and land details.
What to check:
Ensure the survey matches the apartment’s location and size.
Confirm the seller’s name is in the latest record.
Look for any disputes or encroachments.
Tip: Get the latest CS, RS, or SA Porcha from the Land Office. A surveyor can
help you
understand technical details.
RAJUK plan of approval
RAJUK (Rajdhani Unnayan Kartripakkha) approval ensures the building follows city rules.
It confirms the construction is legal and safe. Without it, the building could face fines or
demolition.
What to check:
Verify the building’s design matches the approved RAJUK plan.
Ensure the developer got approval before construction.
Check the approval at RAJUK’s office.
Tip: Avoid apartments with pending or missing RAJUK approvals. This could lead to
serious
legal problems.
No Objection Certificates (NOCs)
NOCs are clearances from utility providers like WASA (water), Titas Gas, and DESCO
(electricity). They ensure the property has no service-related issues.
What to check:
Confirm NOCs from all utilities are in place.
Verify their validity with each authority.
Ensure no pending disputes with utility providers.
Tip: Ask for original NOCs. Missing NOCs can cause service cutoffs after you move
in.
Utility bill papers
Utility bills show if water, gas, and electricity bills are paid. Unpaid bills can lead to
service disruptions or debts you’ll have to clear.
What to check:
Review bills for the past 6-12 months.
Ensure no outstanding dues for water, gas, or electricity.
Request a “no dues” certificate from utility providers.
Note: Verify bills with WASA, Titas Gas, and DESCO directly. This prevents surprises
after buying.
Key factors to consider before buying properties
Legal documents are only part of the process. You also need to check other factors to ensure the
apartment is a good fit. Let’s explore what to look for to ensure a smooth purchase!
Location and accessibility
Neighborhood safety
Proximity to all the necessary facilities
Public transport options
Construction quality
Earthquake resistance
Ventilation and sunlight
Parking availability
Utility reliability
Maintenance costs
Developer reputation
Resale value potential
Approximate costs and fees for buying an apartment in Dhaka
Understanding the costs helps you plan your budget. Beyond the apartment’s price, you’ll face
additional fees. Knowing these expenses helps you budget wisely. Here are the taxes and fees for buying a flat in
Dhaka.
Stamp duty: 4% of the property value in urban areas like Dhaka. For a BDT 1 crore
flat, this is BDT 4 lakh.
Registration fee: 2% of the property value, or BDT 2 lakh for a BDT 1 crore flat.
VAT: 1.5% of the property value, or BDT 1.5 lakh for a BDT 1 crore flat.
Legal fees: BDT 20,000-50,000 for a lawyer to check documents.
Other costs: Utility connection fees (BDT 10,000-30,000) and maintenance fees (BDT
3,000-10,000/month).
Example: For a BDT 1 crore flat, total fees are about BDT 7.8 lakh (7.8% of the price). Always
budget extra for unexpected costs.
Common legal issues and how to avoid them
Buying an apartment in Dhaka comes with risks. Always work with a lawyer and a trusted real
estate agent. They help you avoid these risks. Here’s how to avoid common problems.
Fake documents: Some sellers use forged title deeds. Verify all papers at the
Sub-Registrar’s Office or Land Office.
Ownership disputes: Multiple people may claim the property. Check the mother deed to
confirm a clear ownership chain.
Illegal construction: Buildings without RAJUK approval may face
demolition. Always verify the RAJUK plan.
Unpaid dues: Uncleared utility bills can cause service cutoffs. Check bills and get a
“no dues” certificate.
Hidden clauses: Sale deeds may have unfair terms. A lawyer can solve these and
protect you.
Tips for a smooth purchase
Buying an apartment in Dhaka is an exciting step. With the city’s fast-growing real estate
market, areas like Gulshan, Bashundhara R/A, and Uttara offer modern flats with great amenities. A smooth
purchase requires careful planning and the right guidance. Here are some tips to make your
apartment purchase easier.
Hire a lawyer: A lawyer checks documents and solves legal issues. Budget BDT
20,000-50,000 for their fees.
Work with reputable companies: Real estate companies like Assure Group offer
expert guidance. They help with documents and negotiations.
Visit the apartment: See the flat multiple times. Check light, ventilation, and
utilities during the day.
Plan for financing: Compare home loans from banks. Look for getting home loan with low interest
rates and flexible terms.
Check online portals: Use e-Porcha or Land Office websites to verify records. This
saves time.
Find your perfect apartment in Dhaka!
Buying an apartment in Dhaka is a big step, but it can be safe when you check all the necessary
documents regarding this properly. These documents ensure the property is legal and free of
issues. As the top real estate
companies in Dhaka, Assure Group helps their clients with
paperwork and ensures a smooth purchase. By following this legal checklist, you
protect your
investment and enjoy your new home with peace of mind.
RAJUK approval ensures the building follows city rules. Without it, the
apartment could face legal issues or demolition. Verify it with RAJUK to confirm
the construction is legal.
Mutation updates the property’s ownership in government records. It confirms you as
the owner. Check it at the Land Office to ensure the seller’s name matches.
You pay stamp duty (4% in urban areas), registration fee (2%), and VAT (1.5%). These
are based on the property’s value. Budget for these costs early.
Without checking, you risk buying a disputed property or facing scams. You could
lose money or face legal battles. Always verify documents with a lawyer.
Yes, but foreigners need approval from BIDA and the Bangladesh Bank. They can buy
flats for personal use. A lawyer can guide you through the process.
A lawyer checks documents like the title deed and sale deed. He will help to solve
legal issues and ensure a safe purchase. Hire one to avoid costly mistakes.
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