In Maharashtra, the 7/12 extract, commonly called 7/12 Utara or Satbara, is one of the main land records used to view details recorded against a land parcel. The Maharashtra government provides online access to 7/12 records through the Mahabhulekh portal. Depending on the property and the service you need, you can also access 8A, Property Card and digitally signed land records through Maharashtra's land-record systems.
This guide explains how to check 7/12 online in Maharashtra, what information you need, the difference between viewing a record online and obtaining a digitally signed copy, and what to check before relying on a land record for a property transaction.
What Is a 7/12 Extract in Maharashtra?
The 7/12 extract is a village land record maintained as part of Maharashtra's Record of Rights system. It is commonly used to view information recorded against agricultural and other applicable land parcels, including the survey or Gat number, recorded holder details, area and other rights or cultivation-related entries appearing in the record.
The Maharashtra land records department also describes village Form 8A as an account record containing land held in a person's name in a particular village. The 7/12 and 8A records are related but serve different purposes.
Which Website Is Used to Check 7/12 in Maharashtra?
The official website for viewing Maharashtra 7/12 records online is Mahabhulekh.
Open the official Maharashtra Mahabhulekh portal
The portal currently provides options to view 7/12, 8A, Property Card and K-Prat, along with fields for selecting the district, taluka and village and searching using available land details.
What Information Do You Need to Check 7/12 Online?
Keep the following information ready before starting the search:
- District
- Taluka
- Village
- Survey Number or Gat Number
- Name, where the available search option is applicable
- Mobile number, if requested by the portal
The exact fields shown can vary depending on the record and portal interface. If you already know the Survey Number or Gat Number, it is usually the most direct way to identify the land record.
How to Check 7/12 Online in Maharashtra
Follow these steps to view a Maharashtra 7/12 record online:
- Open the official Mahabhulekh website.
- Select 7/12 under the Record of Rights option.
- Select the District.
- Select the relevant Taluka.
- Select the Village.
- Choose the available search method, such as Survey/Gat Number or Name.
- Enter or select the required Survey Number, Gat Number or other requested land details.
- Enter the mobile number if the portal asks for it.
- Select the language available on the portal.
- Enter the captcha.
- Submit the information to view the record.
The current Mahabhulekh interface also provides an option for an 11-digit Property UID where applicable. Not every user will need to use this option.
What Information Can You See on a Maharashtra 7/12?
A 7/12 record can contain several details relating to a land parcel. The entries depend on the property and the records maintained for that parcel.
| Record detail | What it generally indicates |
|---|---|
| Survey Number / Gat Number | Identification number assigned to the land parcel |
| Village | Village in which the land is recorded |
| Taluka and District | Administrative location of the land |
| Holder / Occupant details | Name or names recorded in the relevant land record |
| Area | Recorded extent of the land |
| Other rights and remarks | Entries relating to rights, liabilities or other remarks where recorded |
| Mutation references | References to changes recorded against the land |
Do not assume that every 7/12 will contain the same entries or that an entry by itself establishes clear legal title. Land records should be read together with the relevant title and registration documents.
What Is the Difference Between 7/12 and 8A?
7/12 and 8A are both important land records, but they are not the same document.
| Record | Purpose |
|---|---|
| 7/12 | Shows recorded information relating to a particular land parcel and its rights and cultivation-related entries, as applicable. |
| 8A | Shows the land account associated with a holder in the village and includes land and assessment-related information recorded in that account. |
The Maharashtra land records department defines the village Form 8A as the account containing the agricultural land recorded in a farmer's name in the village.
Is the Online 7/12 Copy Valid for Legal Use?
This distinction is important.
The Mahabhulekh viewing portal itself states that the information displayed online is not to be used for government or legal purposes. It is intended for viewing the available land-record information.
For official or legal use, Maharashtra provides a separate Digitally Signed Satbara service. The official Digital Satbara portal states that digitally signed 7/12, 8A and Property Card documents can be used for official and legal purposes.
Open the official Digital Satbara portal
How to Download a Digitally Signed 7/12 in Maharashtra
For a digitally signed 7/12, the official service requires you to select the relevant location and land record before downloading the document.
- Open the official Digital Satbara portal.
- Select the District.
- Select the Taluka.
- Select the Village.
- Search for the Survey Number or Gat Number.
- Select the required land record.
- Choose the download option.
- Complete the required payment process.
The Maharashtra land records department's published FAQ currently states that a digitally signed 7/12, 8A or mutation extract costs ₹15 per copy. Fees can change, so users should confirm the amount shown on the official portal before payment.
View the official 7/12 service page
How to Verify a Digitally Signed 7/12
A digitally signed 7/12 contains a verification number. The Digital Satbara service provides a verification facility using this number.
- Open the official 7/12 verification page.
- Enter the verification number shown on the digitally signed 7/12.
- Submit the details.
- Use the verification result to confirm the document information.
Verify a digitally signed 7/12
What Is Ferfar in Maharashtra Land Records?
Ferfar refers to a mutation entry recording a change in the land record. Such changes can arise from transactions or other events affecting the record, including sale, inheritance, partition, consolidation or correction, depending on the circumstances.
The Maharashtra land records department provides online services for mutation applications and mutation-copy downloads. The e-Hakk system is also used for submitting certain mutation-related applications online.
Open the official e-Hakk portal
What to Do if There Is an Error in 7/12?
If information displayed in the online 7/12 differs from the available handwritten record, the Maharashtra Bhulekh portal advises citizens that certain corrections can be requested through the e-Hakk system.
The department specifically refers to discrepancies such as total area, measurement unit, holder name and recorded area. Supporting documents may be required with the online application.
Do not alter or rely on a disputed entry without checking the applicable records and correction process. For a property transaction involving a material discrepancy, the record should be reviewed with the relevant revenue authority and, where necessary, a qualified property lawyer.
Should You Check 7/12 Before Buying Land or Property?
Checking the 7/12 can be an important part of property due diligence, particularly where the property is associated with a land parcel covered by the 7/12 system. It can help you compare the recorded land details with the documents provided by the seller or developer.
However, 7/12 alone should not be treated as a complete title search.
Depending on the property, buyers may also need to review the registered sale deed and earlier title documents, mutation entries, Property Card where applicable, encumbrance-related information, approved plans or land-use permissions, and records relating to litigation or other rights.
For registered real estate projects, project-specific disclosures and title documents should also be checked. Maharashtra RERA's published title-flow format, for example, refers to the 7/12 extract or Property Card, mutation entry numbers, a search report and litigation information as part of title documentation.
Maharashtra RERA official website
Mahabhulekh vs Digital Satbara
| Service | Main use |
|---|---|
| Mahabhulekh | View 7/12, 8A, Property Card and other available land-record information online |
| Digital Satbara | Obtain digitally signed 7/12, 8A and other eligible records |
| e-Hakk | Submit and manage eligible mutation-related applications |
Common Problems When Checking Maharashtra 7/12 Online
Users may sometimes see problems such as an incorrect name, an area mismatch, an unavailable village, an incorrect survey number or differences between older and digitised records.
Before assuming that the record is wrong, compare the Survey/Gat Number, village, sub-survey details and other information with the original documents. Some differences may be related to the particular record or mutation history rather than the underlying land itself.
For an important property transaction, keep copies of the relevant official records and do not rely only on a screenshot or an unofficial website.
Official Maharashtra Land Record Links
Mahabhulekh – View 7/12, 8A and Property Card
Digital Satbara – Digitally Signed Land Records
Maharashtra Land Records Department – Services
e-Hakk – Online Mutation Application
Disclaimer
This article is for general informational purposes only. Government portals, procedures, fees, available search options and record formats may change. A 7/12 extract should not be treated as a complete legal title certificate or as the sole basis for buying, selling, financing or developing property. For a property transaction or a title dispute, verify the latest records through the relevant Maharashtra government portal and obtain professional legal advice where required.
Official information and services should always be accessed through Maharashtra government domains. Homenesto is not affiliated with or responsible for third-party websites that reproduce Maharashtra land-record information.
