ePanjiyan Rajasthan 2026 — Property Registration, DLC Rates, E-GRAS Payment & Stamp Duty | Complete Guide at epanjiyan.rajasthan.gov.in

Vikram Choudhary, a 38-year-old businessman from Ajmer, finally found a 1,200 square foot plot in Pushkar he wanted to buy. The seller agreed on ₹18 lakh. Vikram’s lawyer told him the registration would take “a day, maybe two” online.

It took eleven days.

Here’s where it went wrong. Vikram checked the DLC rate on a third-party website, not the official epanjiyan.rajasthan.gov.in portal. The third-party site showed an outdated rate from two years ago — ₹650 per square foot. The actual current DLC rate for that zone in Pushkar was ₹890 per square foot. When he generated his stamp duty calculation using the wrong rate, paid through e-GRAS, and submitted the document for registration, the Sub-Registrar’s office flagged the mismatch during verification.

He had to cancel the e-GRAS challan, recalculate at the correct DLC rate, generate a new challan, pay again, and rebook his Sub-Registrar appointment — losing his original slot and waiting nine more days for a new one.

The mistake cost him nothing extra in money — the refund process eventually worked — but it cost him eleven days and a missed registration deadline tied to his home loan disbursement.

This guide walks through the entire ePanjiyan ecosystem — DLC rates, e-GRAS payment, the actual registration process, and how it connects to Apna Khata and Bhu Naksha — so you don’t lose eleven days to a number you could have checked correctly in two minutes.

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त्वरित उत्तर — Quick Answer

💡 Quick Answer — ePanjiyan Rajasthan 2026 Official Portal: epanjiyan.rajasthan.gov.in (also citizenepanjiyan.rajasthan.gov.in for ePanjiyan 3.0) Check DLC Rate: epanjiyan.rajasthan.gov.in → DLC Rate section → select District, Tehsil, Zone Pay Stamp Duty/Registration Fee: egras.rajasthan.gov.in (E-GRAS challan) Stamp Duty Rate: Male buyer 6% | Female buyer 5% | SC/ST/BPL female 4% (after rebate) Labour Cess: 20% of stamp duty amount (additional) Registration Fee: 1% of property value Required for registration: CRN (Citizen Reference Number) — generated at signup Land records (Khata/Khasra): apnakhata.rajasthan.gov.in Field map (Naksha): bhunaksha.rajasthan.gov.in Crop record (Girdawari): apnakhata.rajasthan.gov.in (select Samvat year, not Gregorian) Helpline: 1800-180-6127 (toll-free) | [email protected]

Last Verified: June 2026

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ePanjiyan vs Apna Khata vs Bhu Naksha vs E-GRAS — Which Portal Do You Actually Need?

This is the single biggest source of confusion for anyone dealing with land or property in Rajasthan. Four different portals, four different jobs, and most people land on the wrong one first.

Simple test — which portal do you need right now?

1. Buying/selling property and need to register the deed? → ePanjiyan
2. Need to pay the stamp duty or registration fee after calculating it? → E-GRAS
3. Want to see who owns a piece of land, check Jamabandi, or verify crop records (Girdawari)? → Apna Khata
4. Want to see the actual shape/boundary of a field on a map? → Bhu Naksha

Why this matters in 2026: Payment of registrar fee and stamp duty is available online through E-GRAS challan (egras.rajasthan.gov.in), via net banking/debit card/credit card, as well as offline by visiting the respective bank. Most registration delays happen because people try to pay directly on ePanjiyan instead of being redirected to E-GRAS, or they check DLC rates on an outdated third-party aggregator instead of the live official rate.

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What Is ePanjiyan? Entity Overview for 2026

ePanjiyan (ई-पंजीयन) is the official online property registration platform of the Registration and Stamps Department, Government of Rajasthan, headquartered in Ajmer. It digitises the entire deed registration process — from property valuation to stamp duty calculation to final Sub-Registrar verification.

Before ePanjiyan, registering a property in Rajasthan meant physically visiting the Sub-Registrar’s office multiple times — once to get the valuation done manually, once to submit stamp papers purchased from a licensed vendor, and once for final registration with witnesses. The entire process for a straightforward sale deed could take 3–4 weeks.

The system in 2026 — ePanjiyan 3.0:

The current citizen-facing system is ePanjiyan 3.0, accessible at citizenepanjiyan.rajasthan.gov.in, which has replaced the earlier version of the registration system. Citizens sign up using their mobile number and OTP, obtain a CRN (Citizen Reference Number), and proceed through valuation, stamp duty calculation, document upload, and Sub-Registrar appointment booking — all from the same dashboard.

Three key 2026 features:

1. Geo-location DLC selection — Citizens can now select the DLC rate for their property based on Geo-Coordinates, removing manual zone-selection errors that previously caused valuation mismatches.
2. API integration with E-GRAS — Direct API integration between ePanjiyan and E-GRAS means stamp duty and fee calculations sync automatically with the payment challan, reducing the type of mismatch Vikram experienced when using outdated third-party DLC data.
3. Blockchain-backed registration in select districts — Currently active for sale deeds in Jodhpur, Bikaner, Bhiwadi, Kota, Bhilwara, Ajmer, both Jaipur Sub-Registrar offices, and Bharatpur, with Udaipur in development — adding tamper-proof verification to the registered deed record.

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Deep Dive: DLC Rate — What It Is and Why Getting It Wrong Costs You Time

DLC stands for District Level Committee rate — also called the circle rate. The District Level Committee (DLC) rate establishes the minimum property value for sales including plots, apartments, and land.

Why DLC rate matters more than the actual sale price: Rajasthan calculates your stamp duty and registration fee based on whichever is higher — your actual transaction value or the government’s DLC rate for that zone. If you bought a property below the DLC rate, you still pay duty as if you bought it at the DLC rate.

How to check the correct DLC rate (2026 method):

1. Go to epanjiyan.rajasthan.gov.in
2. Navigate to the DLC Rate / Property Valuation section
3. Select your District, then Tehsil, then the specific Zone or Colony
4. With the 2026 geo-location feature, you can alternatively pin your exact property location on the map to auto-fetch the correct zone DLC rate
5. The rate displayed is per square foot/square metre depending on the property category (residential, commercial, agricultural)

The mistake that cost Vikram 11 days: He used a Google-ranked third-party aggregator site showing a 2-year-old DLC rate instead of checking directly on epanjiyan.rajasthan.gov.in. DLC rates are revised periodically by district-level committees and announced in state budgets — the Rajasthan government announced a 10% reduction in DLC rates in a recent state budget, which means rates from even one budget cycle ago can be wrong.

Rule to follow: Always check DLC rate on the date of your transaction, directly on epanjiyan.rajasthan.gov.in — never from a cached or aggregator page, even one that looks official.

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Stamp Duty and Registration Fee — Full 2026 Breakdown

Male buyers and joint ownership pay 6% stamp duty. Female buyers pay 5%, while female buyers from SC, ST or BPL categories pay 4% after rebate.

On top of stamp duty:

A labour cess at 20% of the stamp duty amount is charged additionally. This cess funds welfare programmes for construction workers — healthcare, education assistance, and other social welfare support.

Registration charges are typically 1% of the property value.

Worked example (Male buyer, property value ₹5 lakh):

• Stamp duty (6%): ₹30,000
• Labour cess (20% of stamp duty): ₹6,000
• Registration fee (1%): ₹5,000
• Total payable: ₹41,000

All rates should be verified against the E-Panjiyan portal before proceeding, since concessions and slab structures are revised periodically.

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How to Register Property on ePanjiyan — Step by Step

Step 1: Sign up and get your CRN — Sign up on the ePanjiyan portal using your mobile number to obtain your CRN (Citizen Reference Number). This number is your unique reference for the entire registration process — note it down carefully.

Step 2: Check the correct DLC rate — Before doing anything else, confirm the DLC rate for your exact property zone using the geo-location selection or district/tehsil/zone dropdown on epanjiyan.rajasthan.gov.in. Do not skip this — it determines your entire fee calculation.

Step 3: Complete property valuation — On the portal, navigate to the Property Valuation section. Enter the captcha and your mobile number, select “Fresh Valuation,” and fill in property details — location, district, tehsil, document type, area, and address. The system calculates the property value using the DLC rate.

Step 4: Calculate stamp duty — Proceed to the stamp duty calculator. The portal computes stamp duty, labour cess, and registration fee based on your category (male/female/SC-ST-BPL female) and property value.

Step 5: Complete party information — Enter details of all parties involved — buyer(s), seller(s), and witnesses if applicable.

Step 6: Upload required documents — Upload scanned copies of all supporting documents (full list below).

Step 7: Generate E-GRAS challan and pay — The portal redirects you to generate an e-GRAS challan for the calculated stamp duty and fees. Pay online through net banking, debit card, or credit card, or offline by visiting your bank.

Step 8: Book your Sub-Registrar appointment — Select a time slot for your visit to the relevant Sub-Registrar’s office for biometric verification and final registration.

Step 9: Visit the Sub-Registrar office with originals — Carry all original documents. Biometric verification (fingerprint/photo) of all parties is completed at this stage.

Step 10: Receive your registration certificate — After verification, you receive a digitally signed registration certificate confirming your property is officially registered.

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How to Pay via E-GRAS Rajasthan — Step by Step

Payment of registrar fee and stamp duty is collected through the E-GRAS challan system at egras.rajasthan.gov.in.

Step 1: Go to egras.rajasthan.gov.in (also accessible directly from a redirect link generated within your ePanjiyan registration flow).

Step 2: Select the department — “Registration and Stamps.”

Step 3: Enter your CRN (from your ePanjiyan registration) to pull up the exact amount calculated for your transaction.

Step 4: Choose payment mode — Net Banking, Debit Card, or Credit Card for online payment, or select the offline option to generate a challan for payment at a designated bank branch.

Step 5: Complete payment and download/save your e-GRAS receipt — you will need this receipt number during your Sub-Registrar appointment.

Common E-GRAS error: Generating a challan, then changing the DLC rate or property details on ePanjiyan afterward. If you edit your valuation after generating an E-GRAS challan, the old challan becomes invalid and you must cancel it and generate a new one — this is exactly what extended Vikram’s registration by several extra days.

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The ePanjiyan-Apna Khata-Bhu Naksha Connection — Why You Need All Three

Property registration doesn’t exist in isolation. Before you register a property on ePanjiyan, you typically need to verify two things on separate Rajasthan government portals.

Apna Khata → Verify Ownership Before Registration:

To check Jamabandi Nakal (record of rights) on Apna Khata: visit apnakhata.rajasthan.gov.in, click “Jamabandi Nakal,” select your district and tehsil, choose the online Jamabandi option, select your village, then select the copy type and current copy option.

Before registering a rural property purchase on ePanjiyan, smart buyers verify the seller’s Jamabandi record on Apna Khata first — confirming the seller is the actual recorded owner before money or stamp duty changes hands.

Bhu Naksha → Verify the Physical Plot Boundary:

To view the field map: go to bhunaksha.rajasthan.gov.in, select “Viewmap,” choose your district, tehsil, halka, RI, and village, select the Sheet Number, then select or search your Khasra number to see the plot details.

This confirms the physical boundary and shape of the land matches what is described in the sale deed — critical for agricultural land and plots in developing areas where boundaries can be disputed.

Girdawari — The Crop Record That Confuses Most People:

Girdawari is the season-wise crop inspection record maintained by the Patwari, also accessible on Apna Khata. A key detail most people miss: the Apna Khata portal asks for the year in Samvat (Vikram Samvat), not the Gregorian calendar. If you need the Girdawari record for 2026, you must select the option between Samvat 2082–2083.

If your Girdawari shows incorrect crop details or area mismatch: submit a written application to the Patwari, attaching proof of the correct crop — seed purchase receipt, electricity bill, or a statement from neighbouring landholders. If the Patwari level doesn’t resolve it, you can appeal to the Tehsildar.

Right sequence for a rural property purchase:

1. Check Apna Khata → confirm seller’s name matches Jamabandi
2. Check Bhu Naksha → confirm plot boundary and Khasra number match the sale agreement
3. Check Girdawari (if agricultural land) → confirm no crop or area disputes exist
4. Proceed to ePanjiyan → check DLC rate → calculate stamp duty → register

Wrong sequence: Registering on ePanjiyan first and discovering an ownership or boundary mismatch afterward — by which point stamp duty has already been paid through E-GRAS and reversing the transaction becomes a multi-week process.

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Documents Required for Property Registration

☑ Aadhaar Card — both buyer and seller, for identity and OTP verification ☑ PAN Card — mandatory for transactions above the threshold set by Income Tax rules ☑ Original property documents — previous sale deed, gift deed, lease deed, or other title document establishing the seller’s ownership ☑ Jamabandi Nakal (for rural/agricultural property) — recent copy from Apna Khata confirming current ownership ☑ Passport-sized photographs — of buyer, seller, and witnesses ☑ Address proof — for both parties ☑ E-GRAS payment receipt — proof of stamp duty and registration fee payment ☑ No Objection Certificate — if applicable (e.g., from a housing society or development authority) ☑ Power of Attorney — if either party is represented by an authorised agent, properly registered POA document

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How to Track Your ePanjiyan Application Status

Step 1: Visit epanjiyan.rajasthan.gov.in (or citizenepanjiyan.rajasthan.gov.in for ePanjiyan 3.0).

Step 2: Look for “Document Status” or “दस्तावेज़ की स्थिति” on the homepage.

Step 3: Enter your CRN or document/application number.

Step 4: View your current status — pending, under verification, payment confirmed, appointment scheduled, or registered.

For nameantaran (mutation) status specifically tracked through Apna Khata: if you applied for nameantaran on the Apna Khata portal, you can check application status using your token number under the “Current Application Status” section.

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The ePanjiyan Trap — Where Most Property Buyers Lose Time

Here is the scenario that plays out across Jaipur, Jodhpur, Ajmer, and Udaipur districts every month.

A buyer completes valuation, calculates stamp duty, generates the E-GRAS challan, and pays. Then — before the Sub-Registrar appointment — they realise they entered the wrong property area (square footage) during valuation. They go back to ePanjiyan to correct it.

The correction invalidates the E-GRAS challan they already paid for. The new calculation shows a different stamp duty amount. They must request a refund for the original payment (which takes 15–20 working days through the refund process) and generate and pay a fresh challan to proceed.

Why it goes wrong: ePanjiyan and E-GRAS are integrated for calculation but not for retroactive correction. Once a challan is generated and paid against a specific valuation, any change to that valuation breaks the link — there is no “edit” option that flows through to an already-paid challan.

How to fix it:

1. Before generating the E-GRAS challan, review every field in your valuation twice — area, DLC zone, document type, party details
2. If you are unsure about the exact area or DLC zone, verify with your Bhu Naksha map first — confirming Khasra-level area before entering it on ePanjiyan
3. If you must correct a paid challan, use the Online Refund Application option on ePanjiyan’s Citizen Area — select the refund type (stamp duty, registration fee, or both) and specify the reason from the dropdown — common reasons include “stamp not executed” or similar — and budget for the 15–20 day processing window

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Common Problems and How to Fix Them

“DLC rate shown is different from what I expected” → Cause: Using a cached or third-party site instead of the live official portal, or checking before a recent rate revision → Fix: Always check directly on epanjiyan.rajasthan.gov.in on the day of your transaction; use the geo-location feature for the most accurate zone match

“E-GRAS challan invalid after I corrected my valuation” → Cause: Editing property details after challan generation breaks the payment link → Fix: Cancel the original challan, request refund if already paid, generate a fresh challan with corrected details

“Girdawari shows wrong crop or area” → Cause: Patwari’s seasonal inspection entry error, or outdated record → Fix: Submit a written application to the Patwari with proof (seed receipt, electricity bill, neighbour statement); escalate to Tehsildar if unresolved

“Can’t find the right Samvat year for current Girdawari” → Cause: Apna Khata uses Vikram Samvat calendar, not Gregorian → Fix: For 2026 Gregorian year records, select Samvat 2082–2083 on the portal dropdown

“Bhu Naksha map doesn’t show my plot” → Cause: Wrong Halka or RI (Revenue Inspector circle) selected, or Sheet Number mismatch → Fix: Cross-check your Khasra number against your Jamabandi record on Apna Khata first, then carefully match District → Tehsil → Halka → RI → Village → Sheet No. on Bhu Naksha

“Application status stuck at ‘Under Verification’ for weeks” → Cause: Document quality issue or name mismatch between Aadhaar and submitted documents → Fix: Contact the Sub-Registrar’s office directly with your CRN; check that scanned documents are clear and names match exactly across Aadhaar, PAN, and property documents

“OTP not received during ePanjiyan signup” → Cause: Mobile number not properly linked, or network delay → Fix: Ensure your Aadhaar is linked with the mobile number you’re using for OTP; wait the full 60-second window before requesting resend; try a different network if persistent

“Refund request pending for over 3 weeks” → Cause: Standard refund processing window is 15–20 working days → Fix: If beyond 25 working days, contact the helpdesk directly at [email protected] with your CRN and refund application number

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Before You Start Registration — 10-Point Checklist

☑ Confirm your exact property zone and check the live DLC rate on epanjiyan.rajasthan.gov.in — never use a third-party aggregator ☑ Cross-verify ownership via Apna Khata’s Jamabandi Nakal before paying any money to the seller ☑ Cross-verify plot boundary and Khasra number via Bhu Naksha — especially for agricultural or developing-area land ☑ Note your CRN immediately after signup — you’ll need it for E-GRAS, status tracking, and any future correspondence ☑ Double-check every field in your property valuation form before generating the E-GRAS challan — corrections after payment require a 15–20 day refund cycle ☑ Confirm your category (male/female/SC-ST-BPL female) is correctly selected — this directly affects your stamp duty percentage ☑ Keep digital and physical copies of all documents — Aadhaar, PAN, previous title deed, address proof ☑ Link your Aadhaar to an active mobile number before starting — OTP verification depends on this ☑ For agricultural land, check Girdawari using the correct Samvat year — not the Gregorian year ☑ Save the helpline (1800-180-6127) and helpdesk email before you start — useful if any step stalls

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Frequently Asked Questions

ePanjiyan Rajasthan ka official website kaun sa hai?

The official portal is epanjiyan.rajasthan.gov.in, with the current citizen-facing system running on citizenepanjiyan.rajasthan.gov.in (ePanjiyan 3.0). Some older or third-party websites display incorrect URLs like “epanjiyan.gov.in” — always confirm the URL ends in .rajasthan.gov.in before entering any personal or property details.

DLC rate kya hota hai aur ye kyun important hai?

DLC (District Level Committee) rate, also called the circle rate, establishes the minimum value of a property for registration purposes. Rajasthan calculates your stamp duty based on whichever is higher — your actual transaction price or the DLC rate for that zone. Even if you negotiate a lower price with the seller, you cannot pay stamp duty below the DLC valuation. Always check the current DLC rate directly on epanjiyan.rajasthan.gov.in before finalising your transaction.

E-GRAS aur ePanjiyan mein kya antar hai?

ePanjiyan handles the property registration process — valuation, document upload, and deed registration. E-GRAS (egras.rajasthan.gov.in) is the separate government payment gateway specifically used to pay the stamp duty and registration fee calculated by ePanjiyan. You start the process on ePanjiyan, get redirected to E-GRAS for payment, and then return to ePanjiyan to complete your Sub-Registrar appointment booking.

Rajasthan mein stamp duty kitni hai 2026 mein?

Male buyers and joint ownership pay 6% stamp duty on the property value or DLC rate (whichever is higher). Female buyers pay 5%, and female buyers from SC, ST, or BPL categories pay 4% after rebate. Additionally, a labour cess of 20% of the stamp duty amount and a registration fee of approximately 1% of the property value are charged.

Apna Khata aur ePanjiyan ek hi portal hai kya?

No, they are different portals serving different purposes. Apna Khata (apnakhata.rajasthan.gov.in) provides land ownership records — Jamabandi, Khata, Khasra details, and Girdawari (crop records) — mainly for rural and agricultural land. ePanjiyan (epanjiyan.rajasthan.gov.in) handles the actual property registration process, stamp duty calculation, and deed registration. For a rural land purchase, you typically check ownership on Apna Khata first, then register the transaction on ePanjiyan.

Girdawari ke liye Apna Khata par sahi year kaise select karein?

The Apna Khata portal uses the Vikram Samvat calendar for Girdawari records, not the Gregorian calendar. If you need the Girdawari for the current 2026 calendar year, select the Samvat year option 2082–2083 on the portal, not “2026.” This is the most common point of confusion for first-time users checking crop records.

Bhu Naksha kaise check karein agar mujhe apne plot ka shape dekhna hai?

Go to bhunaksha.rajasthan.gov.in, select “Viewmap,” choose your District, Tehsil, Halka, RI, and Village, then select the relevant Sheet Number to view the field map. Click on your specific plot or search by Khasra number in the search box to see plot-specific details including area and boundaries.

Property registration mein refund kaise milta hai agar payment galat ho gaya?

On the ePanjiyan portal, navigate to the Citizen Area, select “Online Refund Application,” choose the refund type (stamp duty, registration fee, or both), and specify the reason from the dropdown menu. Standard processing takes 15–20 working days. If your refund is pending beyond 25 working days, contact the helpdesk directly with your CRN and refund application reference number.

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Contact and Escalation

ePanjiyan Helpline (toll-free): 1800-180-6127 ePanjiyan Helpdesk Email: [email protected] Registration and Stamps Department, Ajmer: Nodal Officer contact available on official portal ePanjiyan Official Portal: epanjiyan.rajasthan.gov.in ePanjiyan 3.0 (Citizen Portal): citizenepanjiyan.rajasthan.gov.in E-GRAS Payment Portal: egras.rajasthan.gov.in Apna Khata (Land Records): apnakhata.rajasthan.gov.in Bhu Naksha (Field Map): bhunaksha.rajasthan.gov.in

Escalation path if your registration stalls:

1. Check your application status using your CRN on epanjiyan.rajasthan.gov.in
2. Contact the relevant Sub-Registrar’s office directly for document or appointment-specific issues
3. Email the helpdesk at [email protected] for technical/portal issues, with your CRN included
4. For unresolved Girdawari or Jamabandi disputes, escalate from Patwari to Tehsildar level

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Official Links Summary

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Final Thought

Property registration in Rajasthan is genuinely fast when every input is correct the first time — DLC rate verified at the source, ownership confirmed on Apna Khata, boundary confirmed on Bhu Naksha, and valuation entered carefully before the E-GRAS challan is generated.

Every delay this guide describes — Vikram’s eleven days, the broken challan after a correction, the Girdawari confusion over Samvat years — traces back to checking one number on the wrong source or in the wrong format.

If you do one thing after reading this: check your DLC rate directly on epanjiyan.rajasthan.gov.in using the geo-location feature, on the same day you plan to generate your E-GRAS challan. That single habit prevents the most expensive mistake in this entire process — paying against the wrong valuation.

Official portal: epanjiyan.rajasthan.gov.in

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Related Articles

• E-GRAS Rajasthan 2026 — How to Login, Pay Challan & Verify Payment Online
• Apna Khata Rajasthan 2026 — Jamabandi Nakal, Khata Khasra & Mutation Status
• Bhu Naksha Rajasthan 2026 — How to View and Download Your Field Map
• Girdawari Rajasthan 2026 — How to Check Crop Record and Fix Errors