Land Mutation Gujarat Online Apply 2026 | Hakkpatrak (Ferfar) via e-Dharah

What Is Land Mutation in Gujarat?

When you buy, inherit, or receive land as a gift in Gujarat, two separate records must be updated. The first is the registration record at the Sub-Registrar office — that is where the sale deed is stamped and registered. The second is the revenue record — where the government notes who actually owns the land for tax and administrative purposes.

Land mutation is the process that updates the revenue record. In Gujarat, it is officially called Hakkpatrak or Ferfar. The change gets recorded in Village Form 6 (VF-6), the Register of Mutations maintained at every Taluka. Once mutation is complete, the new owner's name appears in the 7/12 Satbara Utara (VF-7) and the 8A Khata (VF-8A).

Mutation does not transfer legal title. That happens at registration. But without mutation, the revenue records still show the old owner's name — which creates problems for loans, government schemes, succession, and future sales.

When Is Mutation Required?

Gujarat law requires every person who acquires land rights to report the change to the Taluka authority within three months of the acquisition. Missing this deadline can attract penalties and complicate future transactions.

Gujarat law lists 35 identified mutation types. Most citizens deal with sale, inheritance, gift, and partition mutations. The process is the same for all of them — the difference is only in the supporting documents.

How to Apply for Land Mutation in Gujarat via e-Dharah

In Gujarat, land mutation is processed through the e-Dharah system at every Taluka Mamlatdar Office. There are 225 e-Dharah Kendras across all talukas in the state. You submit the mutation request at the kendra — the operator enters your data into the WebBhulekh system — and the entire verification process runs digitally from there.

There is no standalone online portal where you submit everything from home for mutation. You must go to the e-Dharah Kendra at least once to initiate the application. However, you can track status and verify the final entry from home at anyror.gujarat.gov.in.

• 1

  Collect and prepare all documents

  Get the mutation form from the Revenue Department website or pick one up at the e-Dharah Kendra. Gather all supporting documents based on your mutation type. See the complete document list in the next section. Carry originals and one clear photocopy set.

• 2

  Visit the e-Dharah Kendra at your Taluka Mamlatdar Office

  Locate the e-Dharah Kendra for your Taluka. It is inside the Taluka Mamlatdar Office. Approach the operator's counter. The kendra operates during government working hours — Monday to Friday. Arrive early to avoid queues.

• 3

  Submit the mutation form and documents

  Hand over your filled mutation form and document copies to the operator. The operator verifies your documents and enters the details into the WebBhulekh system. Pay the government fee of Rs 50 at the counter.

  The system generates a computerised acknowledgement receipt with a unique Mutation Entry Number. Keep this receipt safe — it is your only proof of application and tracks every step of your case.

• 4

  e-Dharah Deputy Mamlatdar reviews the documents

  The e-Dharah Deputy Mamlatdar checks the submitted documents for completeness and accuracy. If there are issues — missing documents, wrong details, or a discrepancy — you get a notice to correct them. Respond promptly. Delayed corrections extend the timeline significantly.

• 5

  System serves the 135-D Notice

  Once the Deputy Mamlatdar verifies the documents, the system automatically generates a 135-D Notice under Section 135-D of the Bombay Land Revenue Code. This notice is served to all interested parties — the buyer, seller, and immediate neighbours.

  A copy of the notice is also displayed at the Gram Chavadi (village notice board) for public scrutiny. This is the start of the statutory objection window.

• 6

  Objection period (30 days or 7 days depending on case type)

  By law, the authorities must wait for objections after serving the 135-D notice. The standard period is 30 days. Under the Gujarat Land Revenue Amendment Rules 2026 (effective April 1, 2026), the objection window is 7 days for specific registered sale deed cases — such as where all parties consent, or where a Power of Attorney holder executed the deed.

  For bank encumbrance creation and removal, the objection period is 10 days. If no valid objection is raised within the applicable period, the mutation proceeds automatically.

• 7

  If an objection is raised

  Any objection filed within the notice period goes to the Mamlatdar for a formal hearing. Both parties present their case. The Mamlatdar makes a decision. If the objection has no merit, the mutation proceeds. If it is valid, the case may go to a revenue court. This can add weeks or months to the timeline.

• 8

  Mamlatdar certifies and updates the record

  Once the objection period closes with no valid objection — or after the objection is resolved in your favour — the Mamlatdar certifies the mutation entry. The e-Dharah system automatically updates VF-7 (7/12 Satbara) and VF-8A (Khata) with the new owner's name. The change becomes visible on AnyROR within a few working days.

Documents Required for Land Mutation in Gujarat

Documents vary by mutation type. The table below lists the general required documents. Always confirm at your local e-Dharah Kendra — requirements can differ slightly by district.

For Sale (Vechan) Mutation

For Inheritance (Varsai) Mutation

For Gift (Dan) Mutation

Fees and Timeline

The government fee for land mutation (Hakkpatrak) in Gujarat is straightforward — and lower than most people expect.

How to Track Land Mutation Status in Gujarat

Once you have your Mutation Entry Number from the e-Dharah Kendra, you can track progress from home. There are two ways to check.

Method 1 — Track via AnyROR portal (recommended)

• 1

  Go to anyror.gujarat.gov.in

  Open the official AnyROR portal. No login is required for basic record checks.

• 2

  Click "View Land Record – Rural"

  Select the Rural option if your land is in a village or town under revenue records. For urban property cards, use the Urban option.

• 3

  Select VF-6 from the menu

  Village Form 6 is the Register of Mutations. It shows all current and historical mutation entries for each survey number. Select VF-6 Entry Details from the dropdown.

• 4

  Enter district, taluka, village, and survey number

  Use the exact survey number from your sale deed or existing 7/12. Enter the captcha and click submit. The portal shows all pending and completed mutation entries for that survey number.

• 5

  Check the mutation entry status

  Look for your Mutation Entry Number. Status will show as Pending, Notice Served, Under Objection, or Certified. Once Certified, your name will appear in the VF-7 (7/12 Satbara) within a few working days.

Method 2 — Visit e-Dharah Kendra in person

If the AnyROR portal does not show your entry, or if the status has not moved in over 30 working days, visit the e-Dharah Kendra with your acknowledgement receipt (Mutation Entry Number). The operator can check the exact stage of your case in the WebBhulekh system and tell you if a document correction or additional step is needed.

Why Mutation Gets Stuck — and How to Fix It

Most mutation delays fall into a small number of categories. Knowing them in advance saves weeks of frustration.

• Incomplete or incorrect documents — The Deputy Mamlatdar flags missing documents. Check your receipt carefully and bring the corrected documents to the kendra within 7 days of receiving the correction notice.
• Name mismatch between sale deed and Aadhaar — Even small differences cause delays. If your name on the sale deed says "Ramesh Kumar Patel" but your Aadhaar shows "R. K. Patel," you need an affidavit explaining the discrepancy.
• Objection filed by a third party — A neighbour or co-heir may raise an objection during the 135-D notice period. Attend the Mamlatdar hearing on the given date with all your original documents.
• Agricultural land — Khatedar status not proved — For agricultural land, if the buyer is not a Khatedar, the mutation will be blocked. Gujarat law restricts non-agriculturalists from buying agricultural land in most cases.
• Old paper card not surrendered — If an earlier paper-based ration card exists in the previous owner's name and was not surrendered when the digital system was set up, it can create conflicts. Report this at the taluka supply office.
• Field verification not completed — In some districts, a revenue official must physically verify the property before mutation is certified. If no one visits, the file stalls. Follow up at the Mamlatdar office.

After Mutation Is Complete — What to Do Next

Mutation approval is not the last step. A few follow-up actions protect your ownership and ensure you can use the land without future complications.

• 1
  Verify your name on 7/12 and 8A

  Check the VF-7 (Satbara Utara) and VF-8A (Khata) on AnyROR. Confirm your name is spelled correctly. A typo in the official record can cause problems later.

  Do first
• 2
  Download digitally signed 7/12 from AnyROR

  Go to anyror.gujarat.gov.in and download the digitally signed Record of Rights. Banks, courts, and government offices accept this digital copy. It is legally equivalent to the paper version.

  For official use
• 3
  Update property tax records with the local body

  Mutation updates the state revenue record. But the municipal corporation or panchayat property tax record is separate. Go to the local body office and update the property tax account to your name. Bring your new 7/12 and sale deed.

  Important
• 4
  Check for Non-Agricultural (NA) permissions if needed

  If you plan to construct on agricultural land, you need NA (Non-Agricultural) permission from the Collector's office. Mutation on agricultural land does not automatically permit construction. Check the land use classification on the 7/12 before building.

  Construction plans
• 5
  Apply for Aadhaar-linked land record seeding

  Many Gujarat districts now offer Aadhaar seeding of land records. This links your Aadhaar to your land parcel, making government scheme verification faster and reducing fraud risk.

  Optional

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Frequently Asked Questions