Gujarat Property & Land Record Terms — Explained in Plain English
Property transactions in Gujarat come with their own vocabulary — a mix of Gujarati revenue terms, government forms, and legal shorthand. Whether you've been asked for a banakhat, told to check the 7/12 utara, or quoted stamp duty on the jantri rate, this glossary explains what each term actually means and why it matters for your transaction. Compiled by Vikas Associates — Ahmedabad's conveyancing and deed drafting consultancy since 2009.
Deeds & Agreements (Dastavej)
Dastavej (દસ્તાવેજ)
Registered Deed / Document
Dastavej is the Gujarati word for a registered legal document. In property transactions it usually refers to the registered sale deed. A dastavej must be executed on proper stamp paper and registered at the Sub-Registrar's office to legally transfer property.
Deed drafting services →Vechan Dastavej (વેચાણ દસ્તાવેજ)
Sale Deed
The vechan dastavej (sale deed) is the final registered document that transfers ownership of a property from seller to buyer. It is executed after full payment and must be registered within four months of execution under the Registration Act, 1908.
Sale deed drafting →Banakhat (બાનાખત)
Agreement to Sell
A banakhat is the agreement to sell executed before the final sale deed. It records the agreed price, the advance (bana) paid, and the timeline for completing the sale. A banakhat does not transfer ownership by itself — only the registered sale deed does. Getting the banakhat properly drafted protects both buyer and seller if the deal falls through.
Banakhat drafting →Satakhat (સાટાખત)
Agreement to Sell (synonym)
Satakhat is another commonly used Gujarati term for the agreement to sell, used interchangeably with banakhat across Gujarat. Like a banakhat, it precedes the sale deed and should clearly state the consideration, advance, possession terms, and consequences of default.
Agreement drafting →Bakshis Patra (બક્ષિસ પત્ર)
Gift Deed
A bakshis patra (gift deed) transfers property voluntarily without monetary consideration, typically between family members. Gift deeds in Gujarat attract concessional stamp duty when made in favour of blood relatives, and must be registered to be valid.
Gift deed drafting →Bhada Karar (ભાડા કરાર)
Rent / Lease Agreement
A bhada karar is a rent or lease agreement. For commercial and industrial properties — offices, shops, GIDC units, warehouses — a professionally drafted lease protects both landlord and tenant on rent escalation, maintenance, lock-in periods, and exit terms.
Rent agreement drafting →Kul Mukhtyarnama (કુલ મુખત્યારનામું)
General Power of Attorney (GPA)
A kul mukhtyarnama is a general power of attorney granting broad authority to act on your behalf. A khas mukhtyarnama (special power of attorney) is limited to one specific transaction. NRIs commonly execute these at Indian consulates abroad for property matters in Gujarat.
Power of attorney drafting →Vasiyat (વસિયત)
Will / Testament
A vasiyat is a will — the legal declaration of how your property should be distributed after death. A will does not require registration to be valid in India, but registering it at the Sub-Registrar's office makes it much harder to challenge.
Will drafting services →Gujarat Land Records
7/12 Utara (Satbar Utaro) (સાતબાર ઉતારો)
Village Form 7/12 — Record of Rights
The 7/12 utara is Gujarat's primary land record extract, combining Village Form 7 (ownership and rights) and Village Form 12 (crop details). It shows who owns the land, its tenure, area, and any encumbrances or government dues. Always verify the 7/12 utara before buying agricultural land or plots in Gujarat.
Land record verification →Gam Namuna 6 / Hakk Patrak (ગામ નમૂનો ૬ / હક્કપત્રક)
Village Form 6 — Mutation Register
Gam Namuna 6, also called the hakk patrak, is the village mutation register. Every change in ownership or rights — sale, inheritance, mortgage, court order — is recorded as a numbered entry (nondh). Reviewing all entries in Form 6 is essential for tracing a property's history.
Mutation entry analysis →8-A Extract (૮-અ)
Khata (Account) Extract
The 8-A extract shows the khata (account) of a landholder — the total land held by a person or family in a village. It complements the 7/12 utara during title verification.
Title verification →Index-2 (ઈન્ડેક્સ-૨)
Registration Index Copy
The Index-2 is the official summary of a registered document issued by the Sub-Registrar's office. It lists the parties, property description, consideration, and registration details — and is the standard proof that a dastavej was registered.
Index-2 verification →Varsai (વારસાઈ)
Inheritance Mutation
Varsai is the mutation entry that records legal heirs in the revenue records after a landholder's death. Completing the varsai entry is a prerequisite before heirs can sell or partition inherited land in Gujarat.
Succession documentation →AnyRoR (એની આર.ઓ.આર.)
Gujarat Online Land Records Portal
AnyRoR (Any Records of Rights, anyror.gujarat.gov.in) is the Gujarat government's online portal for viewing 7/12 utara, 8-A extracts, and Form 6 entries for both rural and urban (city survey) properties. Online copies are useful for preliminary checks, but certified copies are needed for legal purposes.
Due diligence reports →E-Dhara (ઈ-ધરા)
Computerised Land Record System
E-Dhara is Gujarat's computerised land records system operated at taluka level. E-Dhara kendras issue certified copies of land records and process mutation entries digitally.
Revenue record review →Duties, Permissions & Key Laws
Jantri (જંત્રી)
Government Ready Reckoner Rate
The jantri is Gujarat's Annual Statement of Rates — the government-notified minimum value of land and property used to calculate stamp duty and registration fees. Even if you buy below jantri rate, stamp duty is payable on the jantri value. Jantri rates were significantly revised across Gujarat in recent years, directly affecting transaction costs.
Stamp duty guidance →NA / Bin Kheti Permission (બિનખેતી)
Non-Agricultural Use Permission
Bin kheti (NA) permission converts agricultural land for non-agricultural use — residential, commercial, or industrial. Under the Gujarat Land Revenue Code, construction on agricultural land without NA permission is illegal. Always confirm NA status before purchasing a plot.
NA status verification →Ashant Dharo (અશાંત ધારો)
Gujarat Disturbed Areas Act, 1991
The Ashant Dharo is the local name for the Gujarat Disturbed Areas Act, 1991. In notified areas, transferring immovable property requires the District Collector's prior permission, with sale deeds registered only after the permission is granted. Transactions without this permission are void.
Disturbed Areas Act documentation →Nondhani (નોંધણી)
Document Registration
Nondhani means registration — the process of recording a deed at the Sub-Registrar's office (SRO) with stamp duty paid, party verification, and biometrics. Most property documents must be registered within four months of execution.
Registration support →Kabjo (કબજો)
Possession
Kabjo means physical possession of a property. The date of handing over kabjo should always be clearly recorded in the banakhat or sale deed, since possession has significant legal consequences under the Transfer of Property Act and RERA.
RERA possession claims →GujRERA (ગુજરેરા)
Gujarat Real Estate Regulatory Authority
GujRERA is Gujarat's authority under the Real Estate (Regulation and Development) Act, 2016. All new residential and commercial projects above 500 sq. m or 8 units must be registered with GujRERA before sale. Buyers can verify any project's registration on the GujRERA portal.
RERA compliance services →Need help with any of these documents? Vikas Associates drafts, vets, and registers every document listed above — and provides certified Gujarati, Hindi and English legal translation of revenue records, court orders, and deeds.