Kolkata has India's oldest High Court, which still tries big civil suits from the old city on its original side, a City Civil Court that shares middle-value suits with it, and suburbs in Salt Lake, Behala and Howrah that go to entirely different courts. Old tenancies, thika land, family houses with many heirs and leasehold townships make local knowledge essential. This guide explains the courts, property and tenancy laws, family and police matters, legal aid and fees in plain words. When you are ready, describe your matter in the form and an enrolment-verified advocate in Kolkata who handles it can call you. It is free for clients.
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Calcutta was the capital of British India until 1911, and it still carries the legal architecture of that era. Its High Court was the first in the country, its original side has tried commercial and property suits for more than a century and a half, and its solicitors' firms and barristers' chambers shaped how law was practised across India. Many principles of Indian commercial and property law were first argued in the old red building at Esplanade Row.
Today the city's legal life is a mix of that history and modern pressures. Large old houses in north and central Kolkata are owned jointly by dozens of heirs, some of them abroad. Shops and flats let at pre-war rents are still occupied by tenants and their families. Thousands of families live on thika land that was vested in the state decades ago. At the same time, the city's eastern and northern edges have grown into Salt Lake, New Town and Rajarhat, with apartment complexes, IT parks and new questions about builders, apartment associations and planning approvals. Kolkata is also home to the eastern benches of national tribunals, a major port, the tea and jute trades, and a large number of family, criminal, cheque and consumer cases.
The practical lesson for a client is that the address of the dispute matters as much as its subject. A property in Shyambazar, one in Behala and one in New Town can each go to a different court. What follows is a walk through the city's courts, the laws peculiar to Bengal that keep coming up, and the questions that help you pick a lawyer suited to your particular court.
Trial of large city suits on its original side, writs and appeals, circuit benches at Jalpaiguri and Port Blair.
City Civil Court, Presidency Small Cause Court, Chief Metropolitan Magistrate at Bankshall Court, family courts.
Alipore for South 24 Parganas, Barasat and Bidhannagar for North 24 Parganas, and the Howrah courts.
Green tribunal for the east, company law and debt tribunals with their appellate body, tax and service tribunals.
KMC for mutation and building plans, land and land reforms offices, NKDA in New Town, WBRERA.
Kolkata Police from Lalbazar, with Bidhannagar, Barrackpore and Howrah commissionerates around it.
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| Court | Main work |
|---|---|
| Calcutta High Court, original side | Suits worth more than ₹1 crore that arise within its old city limits, and concurrent jurisdiction with the City Civil Court from ₹10 lakh to ₹1 crore; commercial division; probate and administration; company and arbitration matters; admiralty |
| Calcutta High Court, appellate side | Writ petitions, civil and criminal appeals and revisions from West Bengal, bail, quashing |
| City Civil Court, Calcutta | Civil suits within its value limit, with sessions judges trying serious criminal cases from the city |
| Presidency Small Cause Court | Smaller money claims and certain tenancy matters within the city |
| Chief Metropolitan Magistrate and Metropolitan Magistrates (Bankshall Court and other courts) | Bail in many offences, trials of less serious offences, cheque bounce cases, domestic violence applications, private complaints |
| Family courts | Matrimonial relief, support, child custody and guardianship of minors living in the city |
| Commercial courts | Business disputes of ₹3 lakh and more below the High Court's commercial division threshold |
| Special courts | NDPS, POCSO, CBI and anti-corruption cases, and cases against elected representatives |
The lines between these courts are drawn by old statutes and fresh notifications alike, so a quick check with a local advocate before filing saves months.
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The Calcutta High Court's ordinary original civil jurisdiction covers the territory of the old town of Calcutta as fixed by its jurisdiction laws. Under the City Civil Court amendment of 2013, suits in that area worth more than ₹1 crore go only to the High Court, while those between ₹10 lakh and ₹1 crore may be filed in either the High Court or the City Civil Court.
| Body | Area of work |
|---|---|
| National Green Tribunal, Eastern Zone Bench | Environmental disputes from eastern states, including wetlands, pollution and river issues |
| NCLT, Kolkata Bench | Insolvency, company law, mergers and shareholder disputes |
| DRTs at Kolkata and the eastern DRAT | Bank recovery suits and SARFAESI challenges, with appeals heard in the city |
| ITAT and CESTAT, Kolkata | Income tax and indirect tax appeals |
| Central Administrative Tribunal and Armed Forces Tribunal benches | Service matters of central government employees and defence personnel |
| West Bengal Real Estate Regulatory Authority (WBRERA) and appellate tribunal | Builder and agent complaints for registered projects |
| Thika Controller | Disputes over thika land and tenancies under the thika tenancy law |
| Rent Controllers | Fair rent, deposits of rent and related matters under the premises tenancy law |
| Labour courts and industrial tribunals | Industrial disputes, including from the jute, tea and engineering sectors |
| Consumer commissions | District commissions for Kolkata and the West Bengal State Commission |
West Bengal's own housing regulation law was struck down by the Supreme Court in 2021 for clashing with the central real estate law, and complaints pending under it were later moved to the authority under the central law, now WBRERA.
Kolkata property comes with two kinds of records. Within the municipal area, the Kolkata Municipal Corporation keeps assessment and mutation records, which show who pays tax on a premises and are needed for building plans and utility connections. For land, especially on the fringes and in the districts, the land and land reforms department keeps records of rights identified by mouza, dag (plot) number and khatian, available online through the state's land records portal. Neither replaces the title deeds, which remain the real proof of ownership.
In New Town, Salt Lake and other planned areas, land is often held on lease from a development authority, and transfers may need its permission and payment of transfer fees. Apartment buildings come under the West Bengal Apartment Ownership Act, 1972, under which the promoter is expected to submit a declaration and the owners form an association. Check WBRERA registration for new projects, the completion certificate, and that the declaration has been registered.
In municipal corporation areas such as Kolkata, stamp duty on a sale deed is 6% for property worth up to ₹1 crore and 7% above that, with lower rates in other areas, plus a registration fee of 1%. The department works out duty on whichever is more, the deed price or its own valuation. The state has offered temporary rebates in the past, so check the current position with the registration department before you register. See the property lawyer in Kolkata guide.
Renting in Kolkata is governed mainly by the West Bengal Premises Tenancy Act, 1997, which applies to Kolkata, Howrah and other notified areas. It replaced an older law but kept protection for long-standing tenants within its scope.
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Kolkata has thousands of ageing buildings, some more than a century old, many with tenants and multiple owners. Their legal problems tend to cluster around safety and redevelopment.
Deeds in Kolkata and the districts are registered at the office of the registrar or sub-registrar that covers the property, such as the registrar of assurances in the city or the additional district sub-registrar offices in the suburbs. Much of the process now starts online.
If the market value assessed by the department seems too high, an advocate can help you raise an objection before paying. Underpaying duty can lead to the deed being impounded later.
Salt Lake (Bidhannagar) and New Town were built on land reclaimed and developed by the state. Much of the land there was allotted on long leases rather than sold outright, and that affects what owners can do with it.
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West Bengal has seen several large deposit and chit schemes collapse, leaving many families out of pocket. The law now offers more tools than it once did, but speed matters.
From traders in Burrabazar to cafes in Park Street and service firms in Sector V, businesses in Kolkata deal with a familiar set of legal requirements.
Read the divorce lawyer in Kolkata and family lawyer in Kolkata guides.
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Money owed is usually chased first by a demand letter from an advocate, then by a money suit, which for large claims arising in old Calcutta may be filed in the High Court itself. Business disputes of ₹3 lakh or more are commercial disputes, generally requiring pre-suit mediation before filing. Small suppliers registered on Udyam can instead go to the state's MSE council for interest on late payments. Dishonoured cheque cases under section 138 come up before the magistrates once the 15-day notice period lapses.
Kolkata has district consumer commissions and the West Bengal State Commission. The amount paid decides the level: up to ₹50 lakh before the district commission, more than ₹50 lakh and up to ₹2 crore before the state commission, and beyond before the National Commission. E-Jagriti allows online filing. See the consumer lawyer in Kolkata guide.
The four national labour codes have applied since 21 November 2025. Kolkata's jute mills, engineering units, tea companies and port-related businesses have a long history of industrial disputes, heard by the labour courts and industrial tribunals. Office and IT staff in Salt Lake Sector V and New Town usually rely on contract remedies, with wage and gratuity claims before the authorities under the codes. Sexual harassment complaints are made under the POSH law to the office committee or, for smaller employers, the district committee. See the labour lawyer in Kolkata guide.
The Kolkata Municipal Corporation, the planned townships and the surrounding municipalities fall under different districts for court purposes.
| Area | Usual courts |
|---|---|
| Old Calcutta: Esplanade, Bowbazar, Shyambazar, Park Street, Bhowanipore, Ballygunge and similar | Calcutta High Court original side for big suits, City Civil Court, Presidency Small Cause Court, Metropolitan Magistrates, family courts |
| Behala, Jadavpur, Tollygunge outskirts, Garden Reach and other added areas | Many civil and criminal matters at the Alipore courts of South 24 Parganas |
| Salt Lake, New Town, Rajarhat, Dum Dum, Barasat, Barrackpore | North 24 Parganas courts, including at Barasat, Bidhannagar and Barrackpore |
| Howrah city and district | Howrah district courts |
| Serampore, Chandannagar and other Hooghly towns | Hooghly district courts |
The boundary between "old Calcutta" and the added areas is set by law, not by the municipal map, so always check with an advocate. All of them sit under the Calcutta High Court for appeals and writs.
East of the city lie the East Kolkata Wetlands, a Ramsar site that treats much of the city's sewage through fisheries and farming. Changing land use within the notified wetland area is restricted, and a management authority oversees it. Buyers of land in the eastern fringe should check whether a plot falls within the wetland boundary before paying.
Across the city and suburbs, filling up ponds and water bodies is also restricted under state law, and complaints about illegal filling are common. Monsoon waterlogging causes damage to ground floors, shops, vehicles and goods. Insurance claims for such damage should be reported promptly with photographs, bills and surveyor reports, and rejected claims can be taken to the insurance ombudsman or the consumer commission.
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Buyers looking at agricultural land in the 24 Parganas, Howrah or Hooghly districts meet a feature of Bengal land law found in few other states: the bargadar, or recorded sharecropper. Under the West Bengal Land Reforms Act, 1955, and the drive in the late 1970s and 1980s to record sharecroppers' names, a bargadar who cultivates another person's land on a crop-sharing basis gained strong, heritable protection.
Not every Calcutta High Court case is heard in Kolkata. The court's circuit bench at Jalpaiguri takes cases from the northern districts such as Darjeeling, Kalimpong, Jalpaiguri, Alipurduar and Cooch Behar, saving litigants the long journey south. Matters from the Andaman and Nicobar Islands are heard by the circuit bench at Port Blair. Families with property or disputes in more than one of these places should ask their advocate which bench has jurisdiction, because filing in the wrong place costs time. Tea garden leases, forest and land questions in the hills, and tourism businesses in Darjeeling are common subjects of cases before the Jalpaiguri bench.
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| Matter | Documents |
|---|---|
| House or land | Title deeds and chain, KMC assessment and mutation, khatian and dag details, tax receipts, plan sanction |
| Flat | Agreement for sale, sale deed, completion certificate, WBRERA details, declaration under the apartment law, association records |
| Tenancy | Rent receipts or rent book, agreement if any, Rent Controller deposit challans, notices |
| Family case | Marriage certificate, income proof of both spouses, children's details, records of incidents |
| Criminal case | FIR or notice, ID proof, surety papers, earlier orders |
| Inheritance | Death certificate, will, family tree, succession or legal heir documents, property and bank records |
The Calcutta High Court has a long Puja vacation around Durga Puja in October, along with a summer vacation and a shorter break around Christmas and the New Year. Special benches sit during the break for emergencies like bail and interim stays, while district courts keep their own, shorter holiday list. Because the Puja vacation is long, plan filings carefully if a limitation period ends in that period.
The ports at Kolkata and Haldia handle cargo for eastern India, Nepal and Bhutan. The High Court hears admiralty cases, including ship arrests for unpaid claims, and customs and trade disputes go to the CESTAT and the courts.
Many tea companies and jute mills are headquartered in Kolkata. Their disputes over leases of tea estates, labour, closures, revival and insolvency come before the High Court, the NCLT and labour forums.
The NCLT's Kolkata bench hears a large number of insolvency cases involving eastern India's companies. Operational creditors, homebuyers and employees all have roles in these proceedings, and deadlines for filing claims are strict.
The NGT's eastern bench deals with pollution of the Hooghly, sound pollution, wetland protection, brick kilns and industrial emissions, and its orders affect property owners and businesses across the region.
Income tax and GST disputes of Kolkata businesses go to the ITAT, the GST appellate authorities and the High Court. See the tax lawyer in Kolkata guide.
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Behala was added to the KMC later, and many civil and criminal matters from there go to the Alipore courts of South 24 Parganas rather than the city courts. Confirm with an advocate for your exact case.
Land on which tenants built or acquired structures and paid rent to the landowner. In Kolkata and Howrah such land vested in the state under the thika tenancy laws, and disputes go to the Thika Controller.
Only on the grounds allowed by the Premises Tenancy Act, such as default, subletting, damage or genuine need, and through the proper court. Rent can also be increased as the Act allows.
Where the land is leased from a development authority, transfer may need its permission and a transfer fee. Check the lease terms before agreeing a sale.
The court usually has a long vacation around Durga Puja in October, with vacation benches for urgent matters.
Disputes sometimes arise over the use of public land, roads or community halls for clubs, pujas and events. Permissions from the civic body and police are needed, and nuisance or encroachment complaints can be taken to the authorities and courts.
West Bengal has strict rules on loudspeakers and firecrackers, and the courts and pollution control board have issued orders on noise during festivals and at night.
Hawkers have rights under the Street Vendors Act, 2014, and any removal or seizure of goods is supposed to go through the town vending committee.
A KMC or municipal trade licence and shops registration are basic; eateries and food sellers also need an FSSAI licence.
Many elderly residents live alone while children work elsewhere. They can claim maintenance and seek protection of property transferred on a promise of care through the tribunal under the senior citizens law.
Fees are agreed directly between you and the advocate. Booking the call back costs nothing.
| Body | Help offered |
|---|---|
| West Bengal State Legal Services Authority | Legal aid programmes, Lok Adalats and victim compensation for the state |
| District Legal Services Authorities for Kolkata, North and South 24 Parganas and Howrah | Advice centres, panel lawyers and pre-litigation settlement |
| High Court Legal Services Committee | A lawyer at no cost for qualifying litigants before the High Court |
| Court-annexed mediation centres | Mediation of family, property and commercial disputes referred by courts |
Free legal representation is a right for many: every woman and child, Dalit and Adivasi citizens, people with disabilities, factory workers, anyone in jail or police custody, victims of disasters or trafficking, and families below the income ceiling fixed by the state. Lok Adalat sittings happen every few months, and when a case already in court is compromised there, the court fee is refunded. Dial 15100 for the national legal aid helpline, or use our legal aid eligibility checker.
Most advocates practising in West Bengal are enrolled with the Bar Council of West Bengal, and their enrolment numbers usually begin with WB followed by a number and year. On the High Court's original side, solicitors who are members of the Incorporated Law Society act for clients along with advocates. District courts at Alipore, Barasat, Howrah and Bidhannagar have their own bar associations.
If an advocate misbehaves, the disciplinary committee of the state Bar Council hears the complaint. Before any profile appears on Mara Vakil, our team confirms the enrolment it claims.
Every case turns on its own facts. A verified advocate can tell you what applies to yours.
| Service | Use |
|---|---|
| West Bengal registration portal | Market value checks, deed search and certified copies, e-payment of stamp duty |
| State land records portal | Khatian and plot information, mutation and conversion applications |
| KMC portal | Property tax, mutation, building plan status, trade licences, certificates |
| WBRERA website | Project details and complaints |
| eCourts and the Calcutta High Court site | Daily lists, orders and the stage of each case |
| Kolkata Police and state police portals | Online complaints, FIR copies, verification |
| cybercrime.gov.in and 1930 | Reporting financial fraud online |
| e-Jagriti | Consumer complaints |
If a portal has moved or changed, the department's helpdesk or your advocate can direct you to the right service.
| Area | Kolkata matters | Guide |
|---|---|---|
| Divorce | Mutual and contested divorce in the city and district family courts | Divorce lawyer in Kolkata |
| Family | Maintenance, custody, guardianship, protection orders | Family lawyer in Kolkata |
| Criminal | FIRs, Bankshall and Alipore courts, sessions trials, quashing | Criminal lawyer in Kolkata |
| Bail | Bail from magistrate to High Court | Bail lawyer in Kolkata |
| Property | Mutation, partition, tenancies, thika land, apartments | Property lawyer in Kolkata |
| Civil | High Court and City Civil Court suits, money claims, stay orders | Civil lawyer in Kolkata |
| Consumer | Builders, insurers, hospitals, e-commerce | Consumer lawyer in Kolkata |
| Corporate | NCLT, commercial division, contracts | Corporate lawyer in Kolkata |
| Cyber | UPI and card frauds, social media misuse, privacy breaches | Cyber lawyer in Kolkata |
| Labour | Industrial disputes, layoffs, gratuity | Labour lawyer in Kolkata |
| Tax | Income tax, GST, ITAT and High Court writs | Tax lawyer in Kolkata |
| Wills | Wills, probate on the original side, succession | Will lawyer in Kolkata |
One unwilling co-owner can block a sale for years. A clear family settlement or partition avoids a long fight.
Know which law applies before trying to raise rent or recover premises, and keep rent records clean.
Owners redeveloping old houses should insist on clear timelines, penalties and alternative accommodation terms.
In Salt Lake and New Town, leasehold terms affect transfers, mortgages and changes of use.
Schemes promising high returns have collapsed before. Check registration and act quickly if payments stop.
Calls claiming you are under investigation and demanding money are frauds. Disconnect and report to 1930.
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Fees depend on the court, the complexity and the lawyer's standing. In the lower courts lawyers often bill by the hearing, by the stage, or a package for a clearly defined job. Original side matters can involve both a solicitor's fees and an advocate's fees, and senior counsel cost more again. Court fee stamps, fixed by West Bengal's court fees law according to the nature and worth of the claim, are a separate cost.
The legal fees guide covers typical arrangements. Clients never pay Mara Vakil, and advocates pay us no cut of their fees.
Mara Vakil is a technology platform, not a law firm, and does not give legal advice. A matter you post reaches Kolkata and suburban advocates with verified enrolment who take that sort of case; they see the problem but not your phone number until one of them accepts and calls you. If nobody nearby takes it up, the request is opened to advocates elsewhere in West Bengal and then the rest of India.
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Kolkata has a large population of older people, many living alone. They can ask the tribunal under the Maintenance and Welfare of Parents and Senior Citizens Act for support from children or heirs, and to undo a gift made on the understanding that they would be cared for. The Kolkata Police also runs a programme to keep in touch with senior citizens living alone.
Workers in jute mills, tea gardens, construction and domestic work can approach the labour department, labour courts and welfare boards. Workmen in industry are eligible for free legal aid, and gig workers are covered by social security provisions in the labour codes.
Families who have lived for generations in rented rooms or on thika land often face pressure when buildings are redeveloped. Their rights depend on the tenancy and thika laws, and should be checked before signing anything.
Every woman qualifies for a free lawyer, whatever she earns. Help with abuse, harassment or support claims is also available from protection officers, the 181 line, Sakhi centres and women's police cells.
As a former presidency town, Kolkata required probate for wills of Hindus, Buddhists, Sikhs and Jains made in the city or dealing with property within it. That requirement was removed by the Repealing and Amending Act, 2025. Probate on the High Court's original side is still used when a will is likely to be challenged or when a bank, registrar or company asks for it.
Bengal has its own tradition in Hindu family law. Families historically followed the Dayabhaga school, under which sons did not acquire a share in ancestral property by birth, unlike the Mitakshara system followed in much of India. Today the Hindu Succession Act governs succession for everyone, but the difference can still matter in disputes over older property. Muslims follow personal law, under which a will generally cannot dispose of more than one-third of the estate without the heirs' consent. Without a will, heirs use succession certificates for debts and securities, and mutation for land and buildings. See the will lawyer in Kolkata guide.
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These examples are made up to show common situations and do not describe real people.
Cousins spread across Kolkata, Delhi and the United States own an old house jointly. Their advocate maps every heir's share, collects powers of attorney from those abroad, and prepares a registered family settlement under which the house is sold and the proceeds shared.
A landlord in Bowbazar wants to raise the rent of an old shop tenant. His advocate checks whether the tenancy is covered by the Premises Tenancy Act, applies the increase the Act allows, and advises against any attempt to force the tenant out.
Flat owners in a New Town complex find the builder still controls maintenance and common areas years after possession. Their advocate pushes for the declaration under the apartment ownership law and files a complaint with WBRERA.
A woman seeking maintenance from her husband is told that, because of where she lives, her case will be heard at Alipore rather than in the city courts. Her advocate files there and seeks interim maintenance.
A retired teacher in Salt Lake receives a video call from a fake officer demanding money. His son ends the call, reports it to 1930 and the Bidhannagar cyber police, and no money is lost.
Added areas such as Behala or Garden Reach often go to the Alipore courts.
The tenancy law allows eviction on specific grounds through the proper court.
Mutation is a tax record. Ownership rests on the title deeds.
The 2025 amendment removed compulsory probate, though it is still useful in disputes.
Thika land vested in the state, and dealings with it are restricted.
Have your documents ready? Book a free call back and share the details with the advocate.
Work out the right court first: the High Court's original side, the City Civil Court, a district court or a special forum. Next pick someone who practises in that court, confirm the WB number and get the fee on paper, or simply post the matter on this page for a call back.
In the old town area, the High Court takes claims over ₹1 crore, either court may take those from ₹10 lakh to ₹1 crore, and the City Civil Court takes the rest.
Yes. It has circuit benches at Jalpaiguri for north Bengal and at Port Blair for the Andaman and Nicobar Islands.
Most begin before the Metropolitan Magistrates, including at Bankshall Court. Serious offences are tried by sessions judges.
Salt Lake and New Town come under the Bidhannagar Police Commissionerate, not Kolkata Police.
Call 1930 immediately, file on the national cyber crime portal, and approach the cyber police station of Kolkata Police or the force covering your area.
In municipal corporation areas, 6% for property up to ₹1 crore and 7% above, plus a 1% registration fee. Check for any current rebate before registering.
For KMC property, apply to the corporation with the deed and tax records. For land in districts, apply to the land and land reforms office through the state portal.
The West Bengal Premises Tenancy Act, 1997, for premises it covers. Other tenancies follow the general law and the agreement.
The tenant can deposit the rent with the Rent Controller to stay protected. Keep the challans safely.
The Thika Controller under the 2001 thika tenancy law, and civil courts cannot decide those matters.
If the project is registered, WBRERA can order delay interest, a refund or completion; many buyers seeking compensation choose a consumer forum instead.
The West Bengal Apartment Ownership Act, 1972, under which a declaration is registered and owners form an association.
Land within the protected wetland area has strict limits on change of use. Check the boundary before buying.
Look at the Bar Council card and confirm the WB number with the Bar Council of West Bengal.
On the original side, solicitors traditionally act for clients, though advocates can also file. Ask your lawyer how your case will be handled.
Not compulsorily since 2025. It remains useful if a will may be disputed or an institution requires it.
The Bengal school of Hindu law. Succession is now governed by the Hindu Succession Act, but Dayabhaga rules can still matter for older family property.
Yes, with all co-owners' consent or after partition. Powers of attorney let owners living elsewhere take part.
Around Durga Puja in October. Vacation benches hear urgent matters.
If you fall in a protected group or below the income limit, yes. The legal services office at your district court, or the 15100 helpline, can arrange a lawyer.
Trial courts work in Bengali and English. The High Court works in English.
Usually six months to a year, quicker if the waiting period is waived.
It depends on the court and the work. Original side matters may involve both solicitor and advocate fees. Ask for a written estimate.
Yes. There is no charge to post a problem or receive a call, and you negotiate any fee with the lawyer directly. Mara Vakil is a technology platform, not a law firm.
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Describe your matter, freeThis page gives general information about Indian law as of 15 October 2026. It is not legal advice and is not an advertisement or solicitation by any advocate, as restricted by Rule 36 of the Bar Council of India Rules. Laws and court practice change, and the right answer depends on your facts; confirm the position for your case with an advocate before acting. Mara Vakil is a technology platform, not a law firm. Read our disclaimer.
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