Property Lawyers in Ahmedabad — Title, Disputes, Land & Revenue Matters
title record up.
Candour Legal handles property matters across Gujarat — title due diligence before you buy, sale deeds and registration, possession and partition disputes, land-revenue proceedings and NA permissions, and builder claims before GujRERA. Whether it is a flat in Ahmedabad, industrial land near Sanand or ancestral fields in a village record, the work starts in the same place: the documents.
How we approach property work
Most property litigation in Gujarat is born years earlier, at the moment of purchase — a title chain nobody traced, a revenue entry nobody read, a tenancy restriction nobody checked, a power of attorney taken at face value. So we treat due diligence as the main event, and we write opinions that say plainly whether to proceed, renegotiate or walk away.
When a dispute has already arrived, the same document discipline runs it: civil suits are won on the paper trail — the sale deeds, village forms, mutation entries, tax receipts and correspondence that establish who owned what, when. We appear before the civil courts in Ahmedabad and across Gujarat, the revenue authorities from the Mamlatdar up to the Special Secretary (Revenue Department) and the Gujarat Revenue Tribunal, GujRERA, and the Gujarat High Court.
What we handle
Eight core workstreams — transactional and contentious, urban and agricultural.
Title due diligence & search reports
Thirty-year title tracing through sub-registrar and e-Dhara records, index and encumbrance searches, scrutiny of Village Forms 7/12 and 8A, litigation and acquisition checks, and a written opinion that states the risks in plain language — before your money moves.
Sale, purchase & conveyancing
Agreements to sell, sale deeds, gift and release deeds, development agreements and exchange deeds — drafted, stamped on the correct jantri-based value and registered, with mutation and society or municipal transfers completed so the record matches the deal.
Possession & ownership disputes
Suits for declaration, possession and injunction, encroachment and trespass, cancellation of forged or fraudulent deeds, adverse-possession claims and defences — with interim injunctions sought early, because in property litigation possession pending suit is half the battle.
Partition & family property
Partition suits over ancestral and joint-family property, HUF and coparcenary questions — including daughters’ equal rights — family settlements that avoid a decade of litigation, and the execution that physically divides what the decree awards on paper.
Land revenue & NA matters
Mutation entries and RTS disputes, non-agricultural permission under Section 65 of the Land Revenue Code, new-tenure and restricted-tenure land issues, premium proceedings, and Section 63 questions under the tenancy law when non-agriculturists deal in farmland — argued up the revenue ladder from the Mamlatdar to the Tribunal.
GujRERA & builder disputes
Delayed possession, abandoned projects, defects and broken promises — complaints before GujRERA for refund with interest or possession with delay compensation, execution of RERA orders that builders ignore, and representation for societies and buyer groups acting together.
Leases, licences & tenancy disputes
Commercial and residential lease drafting, leave-and-licence structures, eviction proceedings, and rent and possession disputes on both sides of the landlord–tenant divide — with the paperwork built so the exit works as designed.
NRI property owners
Property held in India while you live abroad — encroachments, tenant issues, sales through power of attorney, succession transfers and repatriation of proceeds — handled end to end through our NRI practice without you flying home.
How a property matter runs
Transaction or dispute, the sequence is document-led.
Deeds, village forms, mutation entries, tax receipts, society records — we reconstruct the title chain and find where it breaks before advising anything.
Missing links are often curable — rectification deeds, delayed mutation, revenue corrections, NA regularisation — cheaper and faster than any courtroom.
Civil court, revenue authority, GujRERA or the High Court — property matters frequently straddle two, and filing in the wrong one costs years.
Injunctions against alienation and construction, status-quo orders, lis pendens registration — so the property cannot be dealt away while the case runs.
A decree, order or settlement is finished only when the sub-registrar and revenue record reflect it — registration, mutation and possession, completed and verified.
Why clients bring property matters to Candour Legal
Gujarat property runs on village forms, mutation entries and tenure classes. We read them natively — including the entries that quietly destroy a sale.
Lawyers who litigate titles draft better deeds; lawyers who draft deeds litigate titles better. Our clients get both.
A due-diligence opinion that hedges everything protects nobody. Ours end with a recommendation: proceed, renegotiate, or walk away.
From Prahladnagar flats to agricultural land in Kutch, the practice covers city sub-registrars and district revenue offices alike.
Frequently Asked Questions
What buyers, owners and heirs ask us most.
What does a title due-diligence check actually cover?
A proper search traces the title chain for at least thirty years through registered deeds and index searches, reads the Village Form 7/12 and 8A or city survey records, checks encumbrances, mortgages and pending litigation, verifies the land’s tenure class and NA status, and confirms the seller’s capacity — including whether a power of attorney actually authorises the sale. The output is a written opinion, not a shrug: proceed, fix these defects first, or walk away.
What stamp duty and registration charges apply in Gujarat?
Stamp duty in Gujarat is 4.9 per cent of the consideration or the jantri value, whichever is higher, plus a registration fee of one per cent — with a concession on the registration fee for property registered in a woman’s name. Under-stamping by using an artificially low value invites adjudication proceedings and penalties later, so the jantri position should be checked before the deed is signed, not after.
What is NA permission and when do I need it?
Land recorded as agricultural cannot lawfully be used for residential, commercial or industrial purposes until it is converted — the non-agricultural permission under Section 65 of the Land Revenue Code. Buying “NA-pending” land is buying that risk. Restricted and new-tenure parcels add another layer: they need government permission or premium payment before transfer at all. We verify tenure and NA status in every diligence, because this is where Gujarat deals most often go wrong.
Can a non-farmer buy agricultural land in Gujarat?
As a rule, no. Section 63 of the tenancy law bars transfer of agricultural land to non-agriculturists without the Collector’s permission, and purchases in breach are voidable in revenue proceedings. Routes exist — permission for bona fide industrial use, conversion, or purchase by an existing agriculturist — but each has conditions that must be met before the deed, not papered over after. NRIs and OCIs face the additional FEMA bar on acquiring farmland.
My builder is years late with possession. What are my remedies?
For a registered project, GujRERA gives you a real choice: withdraw from the project and claim a refund with prescribed interest, or stay in and claim interest for every month of delay while pressing for possession. The agreement’s one-sided clauses do not override the statute. Complaints are decided relatively quickly by court standards, and RERA orders can be executed against the promoter if ignored. Which remedy serves you depends on the project’s actual health — we assess that first.
Someone has encroached on my land. What should I do?
Move fast and in writing. Photograph and document the encroachment, send a legal notice, and file for possession and injunction before the construction becomes a fait accompli — courts protect possession as it stands, so delay converts your strength into theirs. Where records have been manipulated, parallel revenue proceedings correct the entries. Twelve years of hostile, open possession can ripen into an adverse-possession claim, which is why sleeping on an encroachment is the one unaffordable response.
How long does a partition suit take, and is there a faster way?
A contested partition suit through trial, final decree and physical division commonly runs five years or more — family disputes are fought hard. The faster route, where relations allow, is a registered family settlement or partition deed: weeks instead of years, and it keeps the property usable and saleable. We attempt the settlement first in almost every partition matter, with the suit held ready as the alternative that keeps everyone honest.
Check the title before the title checks you
Buying, selling, inheriting or defending — send us the documents you have. We will tell you what the record actually says, what is missing, and what to do about it, in plain language.
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