From bainapatra to registration at the Malpot and the new Lalpurja — every legal step in a Nepali property purchase.
Buying land or a home in Nepal is a sequence of legal steps, each at a specific government office. Understanding the order protects you from paying before your rights are secured. This is the standard path for a straightforward sale.
1. Due diligence on title
Before anything, confirm ownership: the Lalpurja (ownership certificate), the LIN, and the parcel on the Napi (survey) map. Check for unpaid land tax (malpot tiro), court cases and co-owners/heirs. This is where independent verification matters most.
2. Bainapatra (agreement to sell)
The buyer and seller sign a bainapatra — a written agreement fixing price, timeline and a token/advance. Keep it clear on what happens if either side defaults. It is not the transfer itself, only the promise to transfer.
3. Tax clearance
The seller clears any outstanding land revenue tax. A capital gains tax also applies on the seller's gain and is settled around registration. Get official receipts for everything.
4. Registration (Rajistrasan) at the Malpot
Both parties (or their authorised representatives via a valid mukhtiyarnama/power of attorney) appear at the Land Revenue Office. The deed is registered, registration fees are paid, and the transfer is recorded against the parcel.
5. Namesari and the new Lalpurja
Ownership is mutated (namesari) into the buyer's name and a new Lalpurja is issued. Only now is the transfer legally complete. Verify the new certificate details before you consider the deal done.
A note on remote and NRN buyers
Non-residents can transact through a narrowly-scoped, properly-attested power of attorney. Never grant blanket authority, and insist on verified documents plus a geo-tagged site check before funds move.