Ownership verification in Bangladesh confirms who legally and beneficially owns a company or asset. For companies, it uses RJSC records such as the Memorandum, Schedule X annual return, Form XII and share transfer filings. For land, it checks the deed chain at the sub-registry, khatian and mutation records, land development tax receipts and encumbrances. It is used before investment, lending, partnership, purchase or vendor onboarding.
Ownership verification answers a deceptively simple question: is the person in front of you really the owner? In Bangladesh, company shareholdings change without timely RJSC filings, nominees hold shares for others, land passes through inheritance without mutation, and the same plot can appear in competing claims. Relying on a photocopy or a verbal assurance is how investors, buyers and lenders get hurt.
This service is for investors, buyers, banks, foreign partners, procurement teams and landlords who need independent confirmation of ownership. We search and review official records and documents and report what they show and where they conflict. For land, a lawyer's title opinion remains essential before purchase, and we work alongside your counsel.
On this page
Company ownership verification
- Certified copies of the Memorandum and Articles, and Certificate of Incorporation from RJSC
- Latest Schedule X annual return listing shareholders and shareholdings
- Form XII showing directors, managing director and their appointment dates
- Returns of allotment and share transfer filings since incorporation
- Registered charges showing whether shares or assets are mortgaged
- Comparison with the company's own share register and certificates
Beneficial ownership and KYC
Legal shareholders are not always the people who control a company. Nominee arrangements, holding companies and family structures can hide the ultimate beneficial owner. Banks and reporting organisations under the Money Laundering Prevention Act 2012 must identify beneficial owners, and foreign partners increasingly demand the same.
We trace ownership through layers of companies where records allow, obtain declarations from the company, and flag where the public record and the declared position differ. Where a company has foreign shareholders, we check that investment was brought in and recorded properly.
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Land and property ownership verification
- Chain of title deeds, checked through searches at the relevant sub-registry office
- CS, SA, RS and city survey (BS) khatians to trace recorded ownership over time
- Mutation (namjari) records and DCR showing the current recorded owner
- Land development tax receipts as evidence of continued possession and payment
- Inheritance documents such as succession certificates or warish certificates where land passed by inheritance
- Checks for mortgages, court cases, government acquisition or khas land issues
Other assets
The same discipline applies to vehicles through BRTA registration records, trademarks through the DPDT register, and listed shares through CDBL BO statements. Wherever an official register exists, the aim is to compare it with what the seller or counterparty has presented.
Red flags in ownership checks
- Shareholders in the latest Schedule X differ from those named in negotiations
- Annual returns not filed for several years
- Mutation in a different name from the latest deed
- Land tax receipts missing or paid by an unrelated person
- Power of attorney used to sell property without clear authority
- Reluctance to provide originals for inspection
How the process works
- Define the asset and purposeWe confirm what needs verifying and why, which sets the depth of the search.
- Collect documentsWe obtain copies from the counterparty and certified copies from RJSC or other registries.
- Search official recordsWe review registry, land office and other official records, coordinating with counsel for land searches.
- Compare and analyseWe reconcile the presented documents against official records and note gaps or conflicts.
- ReportWe deliver a written report of findings, red flags and recommended next steps.
Typical timeline: Company ownership checks commonly take one to two weeks depending on RJSC record availability; land verification takes longer, often several weeks, depending on the number of deeds, offices involved and record condition.
How Tax & VAT Associates helps
- RJSC search and certified copy collection
- Shareholding history and beneficial ownership map
- Land document review covering deeds, khatians, mutation and tax receipts
- Coordination with lawyers for sub-registry searches and title opinion
- Written verification report with red flags
- Follow-up checklist for due diligence, lending or onboarding
Frequently asked questions
How can I check who owns a company in Bangladesh?
Obtain certified copies of the company's documents from RJSC, especially the latest Schedule X annual return for shareholders and Form XII for directors. Compare them with the company's share register. If annual returns are out of date, the public record may not show recent changes.
Is a khatian enough to prove land ownership?
No. A khatian is a record of rights, but ownership should be traced through the chain of registered deeds, mutation records, tax receipts and inheritance documents, and checked for encumbrances and disputes. A lawyer's title opinion is recommended before purchase.
Can you verify ownership of a company for a foreign buyer?
Yes. Foreign buyers and partners often need an independent English-language report on shareholders, directors, charges and filing status. We gather RJSC records, review them against the company's documents and highlight any inconsistencies.
What is beneficial ownership?
It means the individual who ultimately owns or controls a company, even if shares are held through nominees or other companies. Banks and partners need to know the beneficial owner for anti-money laundering and risk reasons.
Is ownership verification part of due diligence?
Yes, it is one of the first checks in any acquisition, investment or loan. It can also stand alone, for example before signing a supplier contract, a lease or a joint venture with a party you do not know well.
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Learn more →Last reviewed: . Bangladesh tax and regulatory rules change with each Finance Act, SRO and authority circular. This page is general guidance; confirm current requirements for your case before filing.