Land Law and Civil Disputes

Land Law in Bangladesh is the legal framework that governs ownership, possession, transfer, registration, mutation, inheritance, land surveys, and resolution of land-related disputes. Bangladesh's land administration system is governed by several key statutes, including the State Acquisition and Tenancy Act, 1950, the Registration Act, 1908, the Transfer of Property Act, 1882, the Specific Relief Act, 1877, and various rules and circulars issued by the Ministry of Land. Together, these laws regulate how land may be transferred, recorded, registered, mutated, and legally protected, as well as how disputes concerning ownership, encroachment, easement, boundary conflict, and adverse possession are resolved. Land governance in Bangladesh operates primarily under the Ministry of Land, which supervises the field-level land administration system. The Assistant Commissioner (Land)—commonly known as AC Land—is responsible for mutation, land tax (khajna) assessment, CS/RS record correction, and maintaining day-to-day land records. Above the AC Land, the Additional Deputy Commissioner (Revenue) and the Deputy Commissioner (DC) play crucial roles in appeal, revision, land acquisition, settlement, and ensuring lawful management of khas land. In many disputes or administrative objections, notices are issued to the DC, ADC (Revenue), AC Land, or in rural areas also to the Upazila Nirbahi Officer (UNO), depending on the nature of the matter. Land transfer in Bangladesh requires proper execution and attestation of a deed before the Sub-Registrar Office, which functions under the Registration Act, 1908. The Sub-Registrar verifies stamp duty, title documents, and identity of parties before registering the deed. Once registration is completed, the parties must apply for mutation (namjari) before the AC Land office, which updates the Record of Rights. Proper mutation is essential for establishing ownership in government land records and for payment of land development tax. Failure to register or mutate land properly often results in disputes, including competing claims of title, overlapping surveys, or fraudulent deeds. Land-related civil disputes are adjudicated through the judicial system. Civil Courts, including the Court of the Senior Assistant Judge and Joint District Judge, hear suits concerning declaration of title, cancellation of deeds, partition, permanent injunction, recovery of possession, trespass, and boundary disputes. For complex or high-value cases, the District Judge Court exercises original jurisdiction. Appeals from decrees of civil courts go to the District Judge and ultimately to the High Court Division of the Supreme Court of Bangladesh. Matters involving government land or administrative actions—such as unlawful acquisition, arbitrary mutation decisions, or revenue orders—may be challenged before the High Court through writ jurisdiction. This multi-tiered system ensures that land rights are protected through judicial enforcement and administrative oversight.