Title, AnyROR and the 7/12 extract

Land records intimidate buyers because they arrive in Gujarati, in formats designed by revenue departments rather than designers. But the logic is simple: one document says who owns it now, one story says how it got there. Learn to read both and you are ahead of ninety percent of this market.

The 7/12 extract, decoded

Named for the two village forms it merges, the 7/12 shows: the survey number (the land's fingerprint), the occupant or owner, the area, the tenure and cultivation notes, and crucially the other-rights column where encumbrances (boja), loans and claims appear. On AnyROR, select rural land records, district Ahmedabad, the relevant taluka (Dhandhuka for most Dholera villages) and the village, then pull the record by survey number. Check three matches: owner equals your seller (or the promoter whose project you are entering), area equals what you are being sold a share of, and the other-rights column is either clean or explained in writing.

The title chain

The 7/12 says today; the chain says how. An advocate traces registered documents back about 30 years: the mother deed, each sale onward, inheritance steps, releases of any mortgages. What kills chains: a seller in the chain who lacked rights (a co-heir who never signed), agricultural tenancy law complications, unreleased charges, and old powers of attorney standing in for actual deeds. In a TP scheme context, the final plot allotment documents join the chain, which is one more reason sanctioned-scheme land is cleaner to buy.

The mismatch bestiary

From our verification files, the mismatches that surface most: brochure survey numbers that differ from the layout's; areas that shrink between brochure and record; sellers who are marketing companies while the record names an individual farmer; and N.A. claims the 7/12 flatly contradicts. Each is detectable in an afternoon, which is the entire moral of this guide.