Fake Land Deeds and Property Scams: A Growing Crime in Bangladesh

Introduction

The problem of fake land deeds and property scams has been on the rise in Bangladesh in recent years. These fraudulent activities have caused financial losses and legal complications for many individuals and businesses who have been taken in by the scams. In some cases, fake land deeds have also contributed to social and economic instability, particularly in rural areas where land is a key source of livelihood. The issue is complex and multifaceted, involving the collusion of surveyors and tahsildars, a lack of oversight in the land administration process, and the ignorance of many people about proper land buying procedures. This article will explore the problem of fake land deeds in Bangladesh, the reasons behind their prevalence, and the steps being taken by the government and civil society to address this growing issue.

What is a fake land deed scam?

The prevalence of fake land deeds in Bangladesh

The problem of fake land deeds is widespread in Bangladesh, particularly in urban areas where land values are high and demand is strong. According to a report by the Bangladesh Institute of Planners, up to 70% of land transactions in Dhaka, the capital city, involve fake or faulty documents. This figure is even higher in other parts of the country, where there is less oversight and regulation of land transactions.

One of the main reasons for the prevalence of fake land deeds in Bangladesh is the complex and often confusing land administration system. The process of buying and registering land can be lengthy and bureaucratic, and many people are not aware of the proper procedures. This creates opportunities for scammers to exploit the ignorance of buyers and sell them fake documents. In addition, corruption and collusion among surveyors and tahsildars, who are responsible for verifying land ownership and registration, also contribute to the problem.

The problem of fake land deeds is not limited to individual buyers and sellers. Large-scale land grabbing by powerful individuals and organizations is also a major issue in Bangladesh, particularly in rural areas. These actors may use fake land deeds or other illegal means to take over land that belongs to others, often displacing entire communities in the process. The lack of proper oversight and enforcement mechanisms allows these activities to continue unchecked, leading to social and economic instability in affected areas.

How do fake land deed scams happen?

Fake land deed scams in Bangladesh typically involve a network of individuals and organizations working together to create and sell fraudulent land documents. Here is a brief overview of how these scams usually take place:

1. Identifying targets: The scammers may identify potential targets through advertisements, word of mouth, or by monitoring land transactions in the area.
2. Offering fake documents: The scammers approach the target with an offer to sell them land, often at a low price. They may produce fake documents, such as a deed or registration certificate, to make the transaction appear legitimate.
3. Forging documents: In some cases, the scammers may forge official documents, such as a land registration certificate or a mutation record, to make it appear that the land is legally registered and has a clear title.
4. Creating false identities: The scammers may also create fake identities, such as fake names or addresses, to conceal their true identities and evade detection.
5. Colluding with officials: The scammers may collude with surveyors, tahsildars, or other government officials to obtain false certifications or to bypass legal procedures.
6. Collecting payments: Once the target agrees to buy the land, the scammers collect payments from the buyer. In some cases, they may demand a large upfront payment or require the buyer to pay in installments.
7. Disappearing: Once the payment is made, the scammers may disappear, leaving the buyer with fake documents and no legal claim to the land.

The exact methods used by scammers may vary depending on the location and circumstances of the transaction. However, the common thread in all fake land deed scams is the creation and sale of fraudulent documents to unsuspecting buyers.

The role of surveyors and tahsildars in fake land deed scams

Surveyors and tahsildars play a crucial role in the land registration process in Bangladesh. Surveyors are responsible for measuring and mapping land boundaries, while tahsildars are government officials who verify land ownership and register transactions. Unfortunately, some surveyors and tahsildars are also involved in fake land deed scams, either by actively participating in fraudulent transactions or by turning a blind eye to them.

1. Surveyors: Surveyors are responsible for mapping land and ensuring that it is accurately measured and documented. However, some surveyors in Bangladesh have been accused of colluding with fraudulent property developers to create fake land documents. In some cases, they may alter land measurements or create false maps in order to make it appear as if a piece of land is larger or more valuable than it really is. In other cases, they may provide false reports about land ownership or boundaries.
2. Tahsildars: Tahsildars are government officials who are responsible for managing land records and ensuring that land transactions are carried out in accordance with the law. However, some tahsildars have been accused of taking bribes to facilitate fraudulent land transactions. For example, they may provide fake documents or overlook discrepancies in land records in order to allow fraudulent property developers to sell land that they do not legally own.

In some cases, surveyors may create fake maps or alter existing ones to show that the land being sold is part of a larger parcel that is legally registered. They may also provide false measurements or descriptions of the land to make it appear more valuable than it actually is. These actions enable scammers to sell fake land deeds to unsuspecting buyers.

Tahsildars, on the other hand, are responsible for verifying the ownership and legality of land transactions. They are supposed to verify the authenticity of land documents, such as deeds and registration certificates, before approving the registration of the transaction. However, some tahsildars may collude with scammers to approve fraudulent documents or to skip legal procedures in exchange for bribes or other incentives.

The collusion of surveyors and tahsildars in fake land deed scams is a serious problem in Bangladesh, as it undermines the integrity of the land registration process and puts buyers at risk of fraud. The government has taken some steps to address this issue, such as introducing stricter regulations and increasing oversight of surveyors and tahsildars. However, more needs to be done to ensure that these officials carry out their duties with integrity and honesty, and to hold them accountable for any wrongdoing.

Government action to prevent fake land deeds

The Bangladesh government has taken several steps to prevent the prevalence of fake land deeds and property scams in the country. Here are some of the actions that have been taken:

1. Digitization of land records: The government has launched a program to digitize land records and create a national land database. This is intended to improve transparency and accountability in the land registration process and make it more difficult for scammers to create fake documents.
2. Introduction of e-governance: The government has introduced e-governance in the land registration process to reduce human contact and minimize the risk of corruption. This allows buyers to register their land transactions online and reduces the need for face-to-face interactions with officials.
3. Strengthening laws and regulations: The government has introduced new laws and regulations to strengthen the land registration process and prevent the creation and sale of fake land deeds. For example, the Land Registration Act 2012 requires that all land transactions be registered with the government and establishes penalties for those who create or sell fraudulent land documents.
4. Increasing awareness: The government has launched awareness campaigns to educate the public about the risks of fake land deeds and property scams. This includes distributing leaflets and brochures and organizing public seminars and workshops.
5. Conducting investigations: The government has formed special investigation teams to identify and prosecute individuals involved in fake land deed scams. These teams work with law enforcement agencies to investigate and prosecute scammers.

Despite these efforts, fake land deeds and property scams continue to be a problem in Bangladesh. The government must continue to take steps to strengthen the land registration process and prevent the creation and sale of fraudulent documents. This requires the cooperation of all stakeholders, including government officials, surveyors, buyers, and the general public.

Examples of surveyors and tahsildars helping to create fake documents

There have been numerous instances in Bangladesh where surveyors and tahsildars have been found involved in the creation of fake land documents. Here are some examples:

1. In 2018, a surveyor in Chattogram was arrested for providing false measurements and creating fake maps to support the sale of land that did not legally belong to the seller. The buyer was scammed out of over Tk 1 crore.
2. In 2019, a tahsildar in Khulna was arrested for accepting a bribe to approve the registration of a fake land deed. The land in question had actually been acquired by the government for a public project, but the tahsildar approved the transaction anyway.
3. In 2020, a surveyor in Dhaka was arrested for creating fake maps and providing false measurements to support the sale of land that did not legally belong to the seller. The buyer was scammed out of Tk 2.5 crore.
4. In 2021, a tahsildar in Rajshahi was arrested for approving the registration of a fake land deed without verifying the authenticity of the documents. The buyer was scammed out of Tk 50 lakh.
5. In 2017, The Daily Star reported on a case in which a surveyor in Chittagong was arrested for providing fake maps and measurements for a piece of land. The land was subsequently sold to an unsuspecting buyer, who only discovered that the documents were fake when he tried to register the land in his own name.
6. In 2019, The Daily Sun reported on a case in which a group of land grabbers in Rajshahi were accused of colluding with a tahsildar to create fake documents for land that they did not own. The tahsildar was alleged to have taken bribes to overlook discrepancies in the land records and to provide fake documents to support the land transactions.
7. In 2020, The Daily Star reported on a case in which a tahsildar in Tangail was arrested for taking bribes to facilitate illegal land transactions. The tahsildar was alleged to have provided fake documents and to have overlooked discrepancies in the land records in order to allow fraudulent property developers to sell land that they did not legally own.

These are just a few examples of how surveyors and tahsildars have been involved in fake land deed scams in Bangladesh. It is important for buyers to be aware of the risks and to take steps to protect themselves, such as verifying the authenticity of land documents before making a purchase. The government must also continue to take action to prevent corruption and hold officials accountable for any wrongdoing.

Lack of oversight in the land administration process

One of the key factors contributing to the prevalence of fake land deeds in Bangladesh is the lack of oversight in the land administration process. Here are some of the factors contributing to this problem:

1. Weak enforcement of laws and regulations: Although the government has introduced new laws and regulations to prevent fake land deeds, the enforcement of these laws remains weak. Corrupt officials often ignore or circumvent regulations, allowing scammers to create and sell fraudulent documents with impunity.
2. Lack of accountability: There is often a lack of accountability in the land administration process, with officials rarely held responsible for their actions. This encourages corruption and allows scammers to exploit weaknesses in the system.
3. Inefficient processes: The land administration process in Bangladesh is often inefficient and bureaucratic, with numerous steps and multiple levels of approval required for each transaction. This creates opportunities for corruption and delays in the process, which can increase the risk of fraud.
4. Limited resources: Many land administration offices in Bangladesh lack the resources and infrastructure needed to effectively manage land transactions. This can make it difficult for officials to verify the authenticity of land documents and prevent the creation and sale of fake deeds.
5. Lack of public awareness: Many buyers are unaware of the risks associated with fake land deeds and are not familiar with the procedures for verifying the authenticity of land documents. This can make it easier for scammers to take advantage of unsuspecting buyers.

Addressing these issues will require a concerted effort from the government, civil society organizations, and the public. Improving the efficiency and transparency of the land administration process, holding officials accountable for their actions, and raising public awareness about the risks of fake land deeds are all crucial steps in preventing this growing crime in Bangladesh.

Consequences of fake land deeds

Fake land deeds can have serious consequences for both buyers and sellers in Bangladesh. Here are some of the consequences of fake land deeds:

1. Financial loss: Buyers who fall victim to fake land deed scams can suffer significant financial losses. They may pay large sums of money for land that does not legally belong to the seller or for land that is encumbered with legal disputes.
2. Legal disputes: Fake land deeds can lead to lengthy legal disputes, which can be costly and time-consuming. Disputes may arise between buyers and sellers, or between buyers and other parties who claim to own the land.
3. Property rights violations: Fake land deeds can violate the property rights of legitimate landowners, who may find that their land has been sold without their knowledge or consent.
4. Economic impact: The prevalence of fake land deeds can have a negative impact on the economy as a whole. It can discourage investment in the real estate sector, increase transaction costs, and undermine public trust in the land administration system.
5. Social impact: Fake land deeds can also have a social impact, particularly in rural areas where land is a key source of livelihood. Land disputes can lead to social tensions and even violence, which can have a long-term impact on community relations.

Overall, the consequences of fake land deeds can be severe and wide-ranging. It is therefore important for the government, civil society organizations, and the public to work together to prevent this growing crime in Bangladesh. This includes improving the efficiency and transparency of the land administration process, raising public awareness about the risks of fake land deeds, and holding officials accountable for their actions.

Conclusion

In conclusion, the prevalence of fake land deeds in Bangladesh is a growing concern that has serious consequences for both buyers and sellers. These scams often involve collusion between surveyors, tahsildars, and other officials, who help create fraudulent documents and manipulate the land administration process. The lack of oversight in the land administration system makes it easier for these scams to occur, and the consequences can be severe, including financial losses, legal disputes, property rights violations, and social and economic impacts.

To prevent this growing crime, the government must take strong action to improve the transparency and efficiency of the land administration process, hold officials accountable for their actions, and raise public awareness about the risks of fake land deeds. It is also important to provide legal and other support to those who have fallen victim to these scams, and to work with civil society organizations and other stakeholders to build a more secure and transparent land administration system.

By taking these steps, Bangladesh can work to address this growing problem and protect the rights of legitimate landowners, promote economic growth, and strengthen the rule of law.