AnyRoR Gujarat: View 7/12 and 8A Free, Then Get the Digitally Signed Copy

AnyRoR Gujarat is the Revenue Department’s website for land records, and most people open it to read the 7/12 extract of a farm plot or the 8A account of a landholder. The name stands for “Any RoR @ Anywhere”, the site sits at anyror.gujarat.gov.in and the National Informatics Centre in Gandhinagar built it. Viewing a record on AnyRoR Gujarat is free and needs only the district, taluka, village and survey number.

The confusion is about which copy counts. The screen view is for checking, while the copy the department calls state-government approved is the digitally signed RoR, a paid PDF with a QR code. And AnyRoR isn’t where you apply for a change in the record: mutation, heirship entries and corrections go through a sister portal, i-ORA. Keep those two lines straight and the rest is routine.

AnyRoR Gujarat at a Glance

AnyRoR is one window in a set of Gujarat revenue portals. These are the basics from the official pages.

What the 7/12, 8A and VF-6 Records Show

Gujarat keeps its rural land records in numbered village forms, written VF on AnyRoR (gam namuna in Gujarati). The Talati (village revenue officer) keeps them and the cadastral survey finished in 1960 is their base, according to the Revenue Department.

The 7/12 is the record of rights for one survey number. It prints village forms 7 and 12 together: who holds the plot, its area and tenure, and the crops recorded on it each season. The 8A works the other way round, listing every survey number in one khata (account) in a village. And VF-6, the hakk patrak, is the register of mutations: each change of holder gets an entry number there before it reaches the 7/12.

The Revenue Department digitised about 1.5 crore 7/12 and 8A records under its computerisation project. The national scheme behind this kind of work is explained in our note on land records management in India.

How to View a 7/12 on AnyRoR Gujarat

The rural search is a short form with English labels and Gujarati in brackets. You need the district, taluka and village names and the survey number, or the holder’s name if you don’t know the number.

1. Open anyror.gujarat.gov.in and click View Land Record – Rural (જમીનનો રેકર્ડ જોવા માટે – ગ્રામ્ય).
2. Under Select Any One (કોઇ એક પસંદ કરો), choose the record. For the 7/12, pick VF-7 SURVEY NO DETAILS (ગા.ન. ૭ ની વિગતો); for the 8A, pick VF-8A KHATA DETAILS (ગા.ન. ૮અ ની વિગતો).
3. Select District (જીલ્લો), then Taluka (તાલુકો) and Village (ગામ).
4. Choose the survey number or khata number the form shows for that village.
5. Type the captcha. If you can’t read it, click Refresh Code.
6. Read the record on screen, or print it for your own file.

District names follow Gujarati spellings in the list, which has 34 entries including the new Vav-Tharad district. If a village has moved to a new district, check the list of districts in Gujarat before you start.

The same menu holds a few options most guides skip:

• KNOW KHATA BY OWNER NAME finds the khata when you only know the holder.
• INTEGRATED SURVEY NO DETAILS shows the full set of information linked to one survey number.
• OLD SCANNED VF-7/12 DETAILS and OLD SCANNED VF-6 ENTRY DETAILS show the handwritten registers from before computerisation.
• REVENUE CASE DETAILS lists land-record cases pending on a survey number.
• KNOW CLOSED SURVEY NO DETAIL shows survey numbers closed after a non-agricultural (bin kheti) order.

For a buyer, the old scanned 7/12 and the VF-6 entries are where the history sits. The current 7/12 tells you who holds the plot today; the entries tell you how they came to hold it.

How to View a Property Card for Urban Land

Town plots under a city survey office have a property card instead of a 7/12. The urban search sits under View Land Record – Urban.

1. Choose Property Card (મુળ કાર્ડ) or Unit Property Card (એકમ કાર્ડ).
2. Pick the record type, such as SURVEY NO. DETAILS or NONDH NO. DETAILS (the mutation entry).
3. Select District(જીલ્લો), City Survey Office(સીટી સરવે ઓફીસ), Ward(વોર્ડ), Survey No.(સરવે નંબર) and Sheet No.(શીટ નંબર).

The urban menu also has KNOW SURVEY NO. BY OWNER NAME and KNOW SURVEY NO DETAIL BY UPIN, the unique property number. The Property Search link on the home page is different: it opens the registration department’s search on garvi.gujarat.gov.in, which deals with registered documents rather than the land record itself.

How to Download the Digitally Signed RoR

The signed copy needs a mobile number but no account. These steps follow the department’s own procedure note on the portal.

1. Click Digitally Signed RoR on the AnyRoR home page. It opens the login page on i-ORA.
2. Enter your mobile number and the captcha, then click Generate OTP.
3. Enter the OTP and click Login.
4. Choose the village form you need, then the district, taluka, village and the survey, block, khata or entry number. Click Add Village Form.
5. Repeat for every form you need, so they go in one list.
6. Check the list and click Procced For Payment (the button carries that spelling). Use Cancel Request if the list is wrong, or Pay Amount to pay online.
7. Click Download RoR. If the file isn’t ready after payment, click Generate RoR first.

Download it the same day. The note says a generated RoR stays in your login for 24 hours. Payment is online only, and the procedure note doesn’t print a fee, so the amount appears at the payment step.

Why does this copy carry weight? The Revenue Department’s resolution of 18 November 2021 (ITP/102021/224/H-2) applied e-Sign and e-Seal to computer-generated revenue documents, and the procedure note calls the signed RoR a copy approved by the state government. That’s the copy to hand to a bank, a sub-registrar or a court, not a screenshot of the free view.

How to Verify a Signed 7/12

Every signed RoR carries a QR code and a unique number below it. Anyone can check it, so a buyer doesn’t have to take a printout on trust.

• QR code: scan it and compare the result with the copy in front of you.
• Number check: open the Verify Digitally Signed RoR page on AnyRoR, enter the document number and the captcha, and compare.

If the two versions differ, treat the paper as suspect and ask for a fresh download.

A signed property card works the same way but comes through a separate form on e-Milkat. You choose the card type, the city survey office, ward and survey number, click Calculate Fee and Save Application, note the Application No, then pay through PayNow and Pay Amount. Print Copy gives the sealed card, which also carries a QR code.

How i-ORA Handles Mutation and Corrections

AnyRoR shows records; it doesn’t change them. Changes run through i-ORA (Integrated Online Revenue Applications) at iora.gujarat.gov.in, which the department’s FAQ says offers 36 services online.

The two that landholders use most are the heirship entry (varsai nondh) after a holder dies and the correction of a mistake in village form 7. Both follow the same pattern:

1. Open ONLINE APPLICATIONS and pick the purpose and type. For heirship, the type is the application to enter varsai in the hakk patrak; for a correction, it’s the village form 7 correction.
2. Select the district, taluka and village. File one application per khata for heirship, and one per survey number for a correction.
3. Enter the mobile number and email, type the captcha and click Generate OTP. Separate codes go to the phone and the email; enter both and click Submit.
4. Fill the form. Everything except numbers must be typed in Gujarati Unicode.
5. Click Save Application and note the application number. Use Edit Application and Update Application to fix mistakes, then Confirm Application. After confirming, nothing can be changed; a mistake means a fresh application.
6. Click Print Application. Only a form printed from i-ORA is accepted.
7. Upload the documents. Names in red are mandatory, blue are optional and green are already uploaded.
8. For heirship, click Generate Mutation; for a correction, Submit Application. Enter the common code sent to phone and email and click Submit, then print the acknowledgement.

The online part isn’t the end. The originals must reach the taluka e-Dhara Kendra in person or by registered post within 15 days.

Documents Needed

What you need depends on the task. These lists come from the i-ORA procedure notes.

• Viewing a record: nothing beyond the location and survey or khata number.
• Signed RoR: a mobile number for the OTP and an online payment method.
• Heirship entry: the i-ORA application form, the death certificate, the pedhinamu (family tree) and any other documents the form marks mandatory.
• Village form 7 correction: the i-ORA application form and certified proof supporting the correction.

Under the Bombay Land Revenue Code, 1879, which the department names as the governing law, the Talati enters a change in VF-6 only after a competent officer such as the Circle Officer, Deputy Mamlatdar or Mamlatdar approves it. That’s why a fresh sale or inheritance takes time to appear on the 7/12, and why the 135-D notice stage exists: interested persons are told before the entry is certified.

Fees and Timelines

Viewing on AnyRoR costs nothing. The paid steps are the signed documents and some i-ORA services, and the official notes give these figures:

• Free view: no charge and no login.
• Signed RoR: online payment only; the amount shows at the payment step. The file stays downloadable for 24 hours.
• Certified copy of a registered deed through i-ORA: Rs 300 stamp duty fee plus Rs 300 process fee, for Book No. 1 documents registered from 1 January 2019. The sub-registrar issues it within 6 days.
• Heirship and correction applications: the procedure notes give no fee and no time limit; status updates come by SMS and email.

i-ORA payments go through SBI ePay by internet banking, debit card, credit card or NEFT. Don’t use RTGS: the payment note says it fails and the money returns to your account. Every payment gets a CIN (challan identification number); quote it in any payment query.

Common Errors and Their Fixes

Most AnyRoR problems repeat, and each has a known fix:

• Village missing from the list. The village may now sit in a different taluka or district after a split, such as the creation of Vav-Tharad. Check the current district and search again.
• Survey number not found. The village may have been resurveyed and its numbers changed. The rural menu has an option, NEW SURVEY NO FROM OLD FOR PROMULGATED VILLAGE, that maps an old number to the new one.
• Name not found. Old entries use Gujarati spellings. Search by survey number, or use KNOW KHATA BY OWNER NAME with the Gujarati spelling.
• Captcha keeps failing. Click Refresh Code for a new one rather than retyping the old one.
• Signed RoR paid but not downloaded. Log in again with the same mobile number within 24 hours and click Generate RoR, then Download RoR.
• Wrong entry in the 7/12. File a village form 7 correction on i-ORA with proof, as above.
• Payment debited but not showing. Write to SBI ePay support, as the i-ORA FAQ directs, with your CIN.

Where to Complain

Start where the record lives. The Talati and the taluka e-Dhara Kendra handle entries, and the Mamlatdar’s office sits above them.

• Taluka e-Dhara Kendra: for pending mutations, corrections and the originals of online applications.
• Mamlatdar or Circle Officer: if an entry is stuck or wrongly certified.
• District help desk: i-ORA lists one per district under DISTRICT HELP-DESK DETAIL.
• Citizen Feedback: a form on the i-ORA home page.

Readers comparing states will find the same split between a free view and a signed copy in our Mahabhulekh guide, since Maharashtra shares Gujarat’s 7/12 tradition from the old Bombay Presidency. Other states’ portals are collected on the land records portals page, and certificates such as income or caste proof are covered in our Digital Gujarat guide.

AnyRoR also now carries a banner asking farmers to enrol in the Farmer Registry so that their 7/12 links to Aadhaar and they get an SMS when the record changes. The idea behind that registry is covered in our note on AgriStack and land records. For a landholder, that alert is worth more than any printout: it tells you about a change before someone else acts on it.

Frequently Asked Questions

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