The Verification Protocol
Published in full — so the market can hold us to it.
Twelve checkpoints. Applied to every property we represent. Evidenced in a dossier you keep.
The 12 checkpoints, in full
Every checkpoint is executed before a property is listed, and evidenced in your Verification Dossier.
01 Identity verification The seller is who they say they are — and is the person named on the title.
What we check
National ID and passport of every seller and attorney, matched against the names on the deed and khatiyan. Powers of attorney examined for proper execution.
Where it’s independently verified
NID verification; Sub-Registrar’s Office records; notarial and consular attestation for PoA executed abroad.
What goes in the dossier
Certified ID copies, PoA instruments, and a signed identity-match record.
02 Title deed authentication The deed itself is genuine — checked against the registry volume, not just its number.
What we check
The original deed compared page-by-page against the certified copy in the registry volume and book — not merely its registration number.
Where it’s independently verified
Sub-Registrar’s Office (volume and book inspection); certified copy obtained directly.
What goes in the dossier
Certified copy of the deed with the inspection note and volume/book reference.
03 Chain of title Ownership traced back through every prior transfer, typically 25+ years.
What we check
Every prior transfer (bia deeds) traced owner-to-owner for an unbroken chain, typically 25 years or to the origin of the parcel.
Where it’s independently verified
Sub-Registrar’s Office deed indexes; district record rooms.
What goes in the dossier
A chain-of-title schedule listing every link, with certified copies of key bia deeds.
04 Record of rights (khatiyan) check The government’s land record agrees with the deed — plot, area, and owner.
What we check
CS, SA, RS and BS khatiyan cross-checked against the deed: plot (dag) number, area, and recorded owner must agree.
Where it’s independently verified
AC (Land) office; e-Porcha online record; physical volume where records conflict.
What goes in the dossier
Certified khatiyan copies for each survey, with a reconciliation note.
05 Mutation status The seller’s name is on the current record — mutation completed, not “in process.”
What we check
Mutation (namjari) completed in the seller’s name, with current land-development tax paid — not pending, not “applied for.”
Where it’s independently verified
AC (Land) office; mutation khatiyan and DCR verified at source.
What goes in the dossier
Mutation khatiyan, DCR, and up-to-date rent receipts.
06 Encumbrance search No undisclosed mortgage, lien or charge sits on the property.
What we check
Registered mortgages, liens and charges searched; for company-owned property, registered charges against the company as well.
Where it’s independently verified
Sub-Registrar’s Office (Non-Encumbrance Certificate); RJSC charge search for corporate sellers.
What goes in the dossier
Dated NEC and, where applicable, the RJSC search result.
07 Litigation & acquisition screen No live suit, and no government acquisition or vesting touching the land.
What we check
Pending suits involving the property or seller; government acquisition notices; vested/abandoned property lists.
Where it’s independently verified
Civil court registers; DC office acquisition records; gazette notifications.
What goes in the dossier
Court-search memo and acquisition/vesting screen results, dated and signed.
08 Inheritance & succession screen Every legal heir is identified and party to the sale — no one surfaces later.
What we check
For inherited property: all heirs identified under the applicable succession law, and each is a consenting party to the sale.
Where it’s independently verified
Succession certificates (courts); warishan certificates; family records cross-interviewed.
What goes in the dossier
Heir schedule, succession/warishan certificates, and consent instruments.
09 Regulatory approval check The building or plot has the approvals it is sold as having.
What we check
RAJUK plan approval, land-use clearance, and occupancy status checked against what is being sold — floors, use, and setbacks.
Where it’s independently verified
RAJUK records; approved plan sheets compared on site.
What goes in the dossier
Approved plan reference and a deviation note where built form differs.
10 Physical possession inspection The seller actually holds the property — verified on the ground, not on paper.
What we check
Site inspection: who occupies, boundary demarcation against the survey, access, and any signs of adverse possession or dispute.
Where it’s independently verified
On site — licensed surveyor measurement and occupant interviews; neighbours where warranted.
What goes in the dossier
Surveyor’s sketch, dated site photographs, and the inspection report.
11 Financial-channel compliance (NRB) Purchase funds move through banking channels that keep the money — and exit — legal.
What we check
For buyers abroad: remittance routed through proper banking channels with documentation preserved for repatriation and tax purposes.
Where it’s independently verified
Bangladesh Bank guidelines; the remitting and receiving banks’ records.
What goes in the dossier
Remittance certificates and the funds-flow record, filed for future repatriation.
12 Written-terms completion Every term of the transaction exists on paper before money moves.
What we check
Mandate, fee schedule, baina (agreement for sale) and final deed drafts reviewed by retained counsel — no verbal terms anywhere in the transaction.
Where it’s independently verified
Retained counsel’s review; executed instruments registered at the Sub-Registrar’s Office.
What goes in the dossier
The full executed document set — your copy of every signed instrument.
What each checkpoint prevents
The fraud patterns that fill Dhaka’s land courts — and the checkpoint built to catch each one.
- Forged deeds carrying real registration numbers 02 · Title deed
- The same property sold to two buyers 04 · Khatiyan
- Stalled or missing mutation blocking your ownership record 05 · Mutation
- Undisclosed mortgages surfacing after purchase 06 · Encumbrance
- Hidden heirs claiming the property years later 08 · Heirs
- Possession disputes the paperwork never showed 10 · Possession
The Verification Dossier
View sample dossierDossier cover & checkpoint index
12/12 passed
Khatiyan reconciliation
e-Porcha verified
Non-Encumbrance Certificate
NEC · dated
Surveyor’s possession report
Site inspected
Every engagement produces this. You keep it.
Who executes it
Verification Officer
Runs all 12 checkpoints, compiles the dossier, owns the record searches.
Retained counsel
Reviews title, chain and every written instrument before execution.
Licensed surveyor
Measures, demarcates and reports physical possession on site.
Founder-audited dossiers · published error-rate target · Meet the Deal Team
Standalone service
Title Verification Report
The same 12 checkpoints, run on any property — one you own, inherited, or are about to buy from someone else. Fixed fee BDT 30,000–75,000 by property class, credited against commission if you later transact with us.
Signed schedule before any work. No verbal terms, ever.
The record so far
As of Jul 2026In a market where land disputes fill the courts, we publish our process.