DholeraLand Paperwork 35 steps · 8 stages · checked 4 August 2026

Stage 1 of 8 · 10 steps

Checks before you pay

What do you check before you hand over money for land in Gujarat?

Two separate government records have to agree with each other, and most buyers are only ever shown one of them. The village land record, which says who holds the land, sits with the Revenue Department and is read on a portal called AnyROR. The record of registered documents, which says what has been signed and mortgaged over the years, sits with the Sub-Registrar and is read on a portal called Garvi. A clean village record does not prove clean title and a registered deed does not prove possession, so these ten steps do both, and they finish with the government rate table that decides your stamp duty.

01

The steps in this stage

  • Step 01
    Check the 7/12 land record. Shows the survey-number record of rights: occupant name, area, tenure and encumbrance notes for a rural survey number.
  • Step 02
    Check the 8-A khata record. Shows the khata (account) of a landholder: every survey number held by that account holder in the village, with areas and assessment.
  • Step 03
    Check past mutation entries. Shows the hakk patrak (Village Form 6) entry register - every past mutation on the land - and the 135-D notice issued for a pending mutation.
  • Step 04
    Get a digitally signed land record. Produces a legally usable, digitally signed copy of the village form, as opposed to the free unsigned on-screen view.
  • Step 05
    Search the Sub-Registrar registers. Searches the sub-registrar's registers for every registered document affecting the property, so a buyer can trace the chain of title and find...
  • Step 06
    Encumbrance certificate at the office. Certifies the charges, mortgages and other encumbrances registered against the property.
  • Step 07
    Encumbrance certificate online. Same encumbrance search, delivered as a printable report without visiting the sub-registrar office.
  • Step 08
    Certified copy of Index-2. Index-2 carries the core particulars of a registered document: description of the property transferred, the names of the executant and the claimant...
  • Step 09
    Certified copy of a registered deed. Gives the buyer the full text of an earlier registered document in the chain of title, not just the index entry.
  • Step 10
    Check the jantri rate. Fixes the government valuation floor on which stamp duty is charged.
02

What this stage costs and how long it takes

A fee is published for 4 of these 10 steps and a timing for 0. The wording below is the government's own, shortened where it runs long; the full text sits on each step page.

Source: the Dholera land procedure register (procedures.json), extracted 4 August 2026 from Gujarat Revenue Department, AnyROR, Garvi, GujRERA, DICDL and DSIRDA documents. Status OFFICIAL on all 35 records. Last verified: 4 August 2026.
StepWhat you are doing What it costsHow long
01GJ-DD-01Check the 7/12 land recordNo fee publishedNo timing stated
02GJ-DD-02Check the 8-A khata recordNo fee publishedNo timing stated
03GJ-DD-03Check past mutation entriesNo fee publishedNo timing stated
04GJ-DD-04Get a digitally signed land recordNo fee publishedNo timing stated
05GJ-DD-05Search the Sub-Registrar registersCourt fee ticket of Rs. 5/- affixed on Form No. 3, PLUS search fee of Rs. 20/- for the first year and Rs. 10/- for each subsequent year.No timing stated
06GJ-DD-06Encumbrance certificate at the officeRs. 100 (source states, in Gujarati: 'જેની ફી 100 રૂપિયા છે')No timing stated
07GJ-DD-07Encumbrance certificate onlineNo fee publishedNo timing stated
08GJ-DD-08Certified copy of Index-2OFFLINE (stated): court fee ticket of Rs. 3/- affixed on Form No. 3, PLUS copy fee of Rs. 20/-, PLUS a court fee ticket (stamp duty) of Rs. 300/-...No timing stated
09GJ-DD-09Certified copy of a registered deedCourt fee ticket of Rs. 3/- affixed on Form No. 3, PLUS a per-page copy fee that varies with page size: 18.5 cm x 11.4 cm = Rs. 10/- per page; 25.4...No timing stated
10GJ-DD-10Check the jantri rateNo fee publishedNo timing stated
03

Who you are dealing with

These steps are handled by 2 offices. Each one has a page of its own setting out what it does, what it charges and whether the work can be done online.

  • AnyROR, the village land record portal. AnyROR is the Revenue Department's public portal for the village land record, and it is where a buyer should start because three of these four steps...
  • The Sub-Registrar office and Garvi. The Sub-Registrar registers documents and keeps the registers of everything already registered, which makes this office both the place a title is...
04

What is missing in this stage

These are the declared gaps that touch the steps above, quoted from the register's own limitations list. They are printed rather than filled.

  • Gap 1. Digitally signed RoR (7/12, 8-A) fee: NOT PUBLISHED. Neither anyror.gujarat.gov.in nor the Revenue Department IORA service table states an amount, and iora.gujarat.gov.in returned HTTP 503...
  • Gap 2. Online Encumbrance Certificate fee: NOT PUBLISHED. The official ec_help.pdf says only that 'the required fee must be paid online' with no figure.
  • Gap 3. Online Index-2 certified copy fee: NOT PUBLISHED as a number. gARVI_online_index2_help_file.pdf states the application fee, Index-2 fee and copy fee are auto-computed from the number of copies.
  • Gap 4. Encumbrance Certificate offline application FORM NUMBER: not stated in gARVI_FAQ.pdf.
  • Gap 12. Current Jantri (Annual Statement of Rates) EFFECTIVE DATE deliberately omitted.
  • Gap 17. gARVI_FAQ.pdf carries no date of issue and names no circular number, so its fee figures (search, copy, Index-2, EC, private-residence registration) are recorded with the honest date qualifier...
  • Gap 18. Registration department SLA / turnaround times for issuing a certified copy, Index-2, EC or a completed registration are NOT PUBLISHED in any source examined.
05

Before and after this stage