Stage 1 of 8 · 10 steps
Due diligence
What do you check before you pay for land in Gujarat, and where? Before money moves you are reading two registers that do not talk to each other. The revenue record sits with the Revenue Department and is read at AnyROR. The registration record sits with the Sub-Registrar and is read at Garvi. A clean 7/12 does not prove a clean title, and a registered deed does not prove possession, so this stage does both. Extracted 2026-08-04 from official Gujarat sources; every record in this stage is tagged OFFICIAL.
A statutory fee is published for 4 of these 10 steps and a timeline is stated for 0. Every missing figure below is printed as a chip that links to the declared gap explaining what was searched.
Offices and portals that own these steps
- AnyROR @ Anywhere
- iORA - Integrated Online Revenue Applications
- Sub-Registrar office in whose jurisdiction the property falls
- Sub-Registrar office
- Garvi 2.0 / iORA
- Offline: Sub-Registrar office. Online: iORA
- Offline: the Sub-Registrar office where the document was
- Garvi portal
The steps, in order
Wide table. Scroll it sideways to reach the fee and timeline columns; the step number stays in place.
| Step no. | Step | Office or portal | Form named in the source | Statutory fee | Timeline stated | Mode | Source |
|---|---|---|---|---|---|---|---|
| 01GJ-DD-01 | View Village Form 7 (VF-7 / 7-12) survey number details online | AnyROR @ Anywhere (anyror.gujarat.gov.in), Revenue Department, Government of Gujarat; content owned by... | Service menu item: 'VF-7 SURVEY NO DETAILS (ગા.ન. ૭ ની વિગતો)' under Rural Land Record | Not stated No official fee published in any source examined | Not stated No timeline stated in any source examined | Online | OFFICIAL AnyROR page 'Last Updated Date: 16/11/2025'; artifact... |
| 02GJ-DD-02 | View Village Form 8-A (VF-8A) khata details online | AnyROR @ Anywhere (anyror.gujarat.gov.in), Revenue Department, Government of Gujarat | Service menu item: 'VF-8A KHATA DETAILS (ગા.ન. ૮અ ની વિગતો)' under Rural Land Record | Not stated No official fee published in any source examined | Not stated No timeline stated in any source examined | Online | OFFICIAL AnyROR page 'Last Updated Date: 16/11/2025'; artifact... |
| 03GJ-DD-03 | View VF-6 mutation entries and the 135-D mutation notice online | AnyROR @ Anywhere (anyror.gujarat.gov.in), Revenue Department, Government of Gujarat | Service menu items: 'VF-6 ENTRY DETAILS (હક્ક પત્રક ગા.ન. ૬ ની વિગતો)' and '135-D NOTICE FOR MUTATION (હક્ક પત્રક... full wording | Not stated No official fee published in any source examined | Not stated No timeline stated in any source examined | Online | OFFICIAL AnyROR page 'Last Updated Date: 16/11/2025'; artifact... |
| 04GJ-DD-04 | Obtain a digitally signed Village Form (digitally signed RoR / 7-12 and 8-A) | iORA - Integrated Online Revenue Applications (iora.gujarat.gov.in), Revenue Department, Government of... | iORA service 26: 'ડીજીટલી સાઇન ગામ નમુના મેળવવા માટેની અરજી' (Application to obtain digitally signed village forms) | Not stated No official fee published, gap 1 | Not stated No timeline stated, gap 18 | Online | OFFICIAL Retrieved 2026-08-04 |
| 05GJ-DD-05 | Take a record search of Book No. 1 and Book No. 2 at the Sub-Registrar office (title search) | Sub-Registrar office in whose jurisdiction the property falls; Inspector General of Registration and... | Form No. 3 - 'શોધ લેવાની અથવા નકલ માટેની અરજી' (Application for search or for copy), downloadable from the FAQ menu at... full wording | Court 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... full wording | Not stated No timeline stated, gap 18 | Offline at the Sub-Registrar office; an online alternative... | OFFICIAL Undated departmental citizen charter; retrieved from... |
| 06GJ-DD-06 | Obtain an Encumbrance Certificate (EC) from the Sub-Registrar office (offline) | Sub-Registrar office; Inspector General of Registration and Superintendent of Stamps, Government of Gujarat | No form named | Rs. 100 (source states, in Gujarati: 'જેની ફી 100 રૂપિયા છે') | Not stated No timeline stated, gap 18 | Offline | OFFICIAL Undated departmental citizen charter; captured... |
| 07GJ-DD-07 | Obtain a certified Encumbrance Certificate online | Garvi 2.0 / iORA (garvi.gujarat.gov.in application service, routed to iora.gujarat.gov.in) | Application type: 'Search with EC Report' | Not stated No official fee published, gap 2 | Not stated No timeline stated, gap 18 | Online | OFFICIAL Undated Garvi help file; captured 2026-08-04 |
| 08GJ-DD-08 | Obtain a certified copy of Index-2 (Anukramanika-2) | Offline: Sub-Registrar office. | Offline: Form No. 3 (application for search or copy). full wording | OFFLINE (stated): court fee ticket of Rs. 3/- affixed on Form No. 3, PLUS copy fee of Rs. 20/-, PLUS a court fee ticket (stamp... full wording | Not stated No timeline stated, gap 18 | Both | OFFICIAL Undated departmental documents; captured 2026-08-04 |
| 09GJ-DD-09 | Obtain a certified copy of a registered document (sale deed, mortgage, etc.) | Offline: the Sub-Registrar office where the document was registered. | Form No. 3 - 'શોધ લેવાની અથવા નકલ માટેની અરજી' | Court 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.... full wording | Not stated No timeline stated, gap 18 | Both | OFFICIAL Undated departmental citizen charter; captured... |
| 10GJ-DD-10 | Check the Jantri (Annual Statement of Rates) and the approximate market value before agreeing a price | Garvi portal, Inspector General of Registration and Superintendent of Stamps, Government of Gujarat. | Garvi menu items 'Jantry rate' (ViewJantri_New.aspx) and 'Market value' | Not stated No official fee published in any source examined | Not stated No timeline stated in any source examined | Online | OFFICIAL Retrieved 2026-08-04 |
The statutory basis named for this stage
- Record of Rights maintained under Chapter X-A, section 135B, Gujarat Land Revenue Code...
- Sections 135C and 135D, Gujarat Land Revenue Code, 1879
- Gujarat Land Revenue Code, 1879, Chapter X-A (Record of Rights)
- The Registration Act, 1908 (Part XII, of searches and copies); Bombay Registration Rules...
- The Registration Act, 1908
- The Registration Act, 1908, section 55 (indexes) read with the certified-copy provisions
- Gujarat Stamp Act, 1958 read with the Rules for market value calculation, 1984 (published...
Sub-stages the dataset records
- Due diligence - land records: 4 steps
- Due diligence - title and encumbrance: 5 steps
- Due diligence - valuation: 1 step
Declared gaps inside this stage
- 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...
- 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...
- 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...
- 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.