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Buying in Gujarat? Agricultural land has rules most buyers never hear.

The records here

Your documents are in Gujarati. The engine reads Gujarati.

Your 7/12, 8-A, index copies, and every sale deed in the chain — read in their own language, with no translation step.

What AnyROR and Garvi won't tell you.

They show recorded entries — not unregistered agreements, not whether the mutation entries behind a clean 7/12 were ever backed by valid conveyances.

If a document is missing, your preliminary report names it, names the check it unlocks, and names the office holding it — the Mamlatdar's office for revenue records, the Sub-Registrar's office for certified copies, or an e-Dhara centre.

Gujarat · authorities, records, checks

Title check in Gujarat: who keeps the record, and what to verify

In Gujarat the type of tenure decides who may buy and sell: whether the land is old tenure or new tenure, whether it is agricultural land that only an agriculturist may buy, and, in cities, whether it sits inside a Town Planning Scheme with its own plot numbering.

Compiled by the Property Opinion research team · last verified 23 September 2026

Who administers what

Revenue Department (Talati, Mamlatdar, Collector): The 7/12 and mutation, and the Collector's NA (non-agricultural) permission and premium.
Land Records Department: Survey, city survey and property cards.
Sub-Registrar and Inspector General of Registration: Registration, handled through the GARVI portal.
AUDA, SUDA, VUDA and other authorities, and municipal corporations: Town Planning Schemes, development permission and building use permission.
GIDC: Industrial estate plots, with their allotment and transfer conditions.
Gujarat RERA: Registered projects and promoters.

The records your report reads

7/12 Utara and 8-A: The holder's details, survey number, area and tenure, with a 'bojo' column for charges; viewable through the AnyROR portal.
Village Form 6 (Hakk Patrak): The mutation register, listing each entry that changed the holder.
Property card: The ownership record in city-survey areas.
NA order and sanctioned layout: The Collector's permission for non-agricultural use.
Town Planning Scheme records: Original plot and final plot numbers, sanctioned schemes and allotments.
Jantri: The government's rate table used for stamp duty, compared with the value in the deed.

Registration and stamp duty

Deeds are registered under the Registration Act, 1908, with stamp duty under the Bombay Stamp Act, 1958 as it applies in Gujarat, generally charged on the higher of the consideration and the jantri value. A registered deed does not by itself change the revenue record; the Form 6 entry, certified by the revenue officer, does.

Encumbrance searches

Gujarat is not a state where a single encumbrance certificate settles the search. The check combines the 'bojo' column of the 7/12, the Form 6 entries, and a search of the Sub-Registrar's index for the years in question, and the three are read together.

What a title check should verify in Gujarat

Is the land old tenure, or new tenure, restricted tenure or Government-granted land, which need the Collector's permission and a premium to sell?
If it is agricultural, does the tenancy law (Bombay Tenancy and Agricultural Lands Act, 1948, as applied in Gujarat) bar a buyer who is not an agriculturist?
Does the 'bojo' column of the 7/12 show a bank charge, a tenant or an adverse entry, and which entry number recorded it?
Are the Form 6 entries certified and unbroken from the earlier holder to the seller?
In a Town Planning Scheme area, does the deed use the final plot number, and are the scheme's dues and allotment settled?
Is there an NA permission and a building use permission for the plot?

Portal names and office structures change, and the law is applied to the facts of each property. Your report cites what your own documents and the records show, and names the office holding anything that is missing. It is an AI title analysis, not a legal opinion. Read a sample title scrutiny report or see the price.

What your report shows

Every finding linked to its source

— the document and clause, verifiable by you.

The checks that passed

— what was examined and found clean, listed.

Search depth stated as a year

— "traced back to 1995," with the offices searched.

Limitations in the report

— what the record shows, and what it cannot.

Read a real report → · How the title scrutiny works →

Pricing

Preliminary ₹1,999 + GST (₹2,359 all-in) — covers up to 100 pages, then ₹10 a page. The full title report is a separate ₹1,999 + GST.

FAQ — GUJARAT

The 7/12 is in the seller's name. Isn't that ownership?

A 7/12 is a revenue record — it shows who the records recognise, not whether the conveyances behind those entries were valid. The check reads the deeds behind the record, not just the record.

The land was agricultural and is being sold as plots.

Then the conversion step is the first thing to verify. If valid non-agricultural permission exists, the chain may be sound; without it, no later document cures the defect. Upload what you have — the check looks for exactly this.

The property passed through inheritance and the mutation is recent.

A recent mutation after years of delay often means the revenue record lagged the family arrangement. The check traces whether each heir's interest was conveyed — and shows you by document where the chain holds.

It's the property check where you see everything it checked.

Start your title check

Districts we cover in Gujarat

The check is the same across Gujarat — the record terminology on this page applies statewide. Major districts, with dedicated district pages opening as search volume builds:

Ahmedabad · Surat · Vadodara · Rajkot · Gandhinagar · Bhavnagar · Jamnagar · Junagadh · Anand · Mehsana

Coverage is not limited to this list — if the land records office for your district issues the documents, the engine reads them.