01
Landholder / Recorded Names
The record can show names associated with the land record. Always compare names and details with other ownership and transaction documents.
MAHARASHTRA LAND RECORD GUIDE
Understand Your 7/12 Utara
Learn what a 7/12 Utara is, what information it contains, how to view it online in Maharashtra, how it differs from 8A and Property Card, and what buyers should verify before relying on a land record.
✓
Maharashtra Guide
✓
Buyer Friendly
✓
Step-by-Step
7/12 RECORD
LAND RECORD
Land Record
Review the record
before buying.
before buying.
Smart Property Buyer
Check the record.
Then check the documents.
Then check the documents.
WHAT IS 7/12 UTARA?
What is a 7/12 Utara and why does it matter?
The 7/12 Utara, commonly called the 7/12 extract or Satbara, is a land record used in Maharashtra. It is part of the state's Record of Rights system and contains information associated with a particular land parcel.
For a property buyer, the 7/12 can be an important research document, particularly when evaluating agricultural or land-related property. However, it should not be treated as the only document required to establish ownership or determine whether a property can legally be used for a particular purpose.
Land-related record
Helps you research information recorded against a land parcel.
Useful for property research
It can help you identify recorded names, area and other land-related details.
Record of Rights
Review land information carefully
7/12 INFORMATION
What information can you find in a 7/12 extract?
The exact entries can vary depending on the record and land parcel. Commonly available information can help you understand the recorded land details.
02
Survey or Gat Details
Survey number or Gat number information can help identify the relevant land parcel and is useful when cross-checking property documents.
03
Area & Land Information
The record may contain area-related information and other entries connected with the land parcel. Compare these details carefully with the documents you receive.
HOW TO VIEW 7/12 ONLINE
How can you check 7/12 online in Maharashtra?
Maharashtra's official Mahabhulekh service provides an online way to view 7/12 records. The portal allows users to select the record type and search using land-related details such as district, taluka, village and survey or Gat number.
01
Select Maharashtra land records
Use the official Mahabhulekh / Mahabhumi land-record service.
02
Select 7/12
Choose 7/12 as the Record of Rights option.
03
Choose district, taluka and village
Select the location associated with the land parcel.
04
Search using available details
Depending on the portal options, search using survey/Gat number or name.
05
Compare the record
Match the information with your other property documents.
District
Select District
Taluka
Select Taluka
Village
Select Village
Survey / Gat No.
Enter Number
7/12 Record
RECORD
WHY IT MATTERS
Why should property buyers check the 7/12 record?
A 7/12 check can help you ask better questions before buying land or evaluating a property connected with a land parcel.
Understand the Land Record
It gives you a starting point for understanding the recorded details associated with a particular land parcel.
Cross-Check Property Details
Compare survey/Gat numbers, names and area information with sale documents and other records before moving forward.
Spot Questions Early
Differences or unclear entries can signal that you should pause and seek clarification or professional advice before purchasing.
KNOW THE DIFFERENCE
7/12 vs 8A vs Property Card
These land-record documents serve different purposes. Do not assume one document replaces the others.
| Record | What it generally helps with | Where it is commonly relevant |
|---|---|---|
| 7/12 Utara | Land-related Record of Rights information associated with a parcel. | Land records in Maharashtra, including agricultural and rural land contexts. |
| 8A | Account or holding-related land record information associated with the relevant account. | Maharashtra land-record research. |
| Property Card | Property-related record information for applicable urban/non-agricultural property records. | Areas where Property Card records apply. |
FERFAR / MUTATION
What is Ferfar and why should you check it?
Ferfar refers to mutation-related changes recorded in land records. Changes can occur because of transactions, inheritance or other circumstances that affect the entries in the record.
If you are evaluating a property, checking the relevant mutation history can help you understand how recorded entries have changed over time.
Important
A mutation entry should not automatically be treated as conclusive proof of title. For a significant transaction, review the underlying documents and obtain appropriate professional advice.
01
Existing land record
Start by understanding the current recorded information.
02
Change or transaction
A relevant event may lead to a mutation entry.
03
Updated record
Review the resulting entry and compare it with supporting documents.
04
Independent verification
Resolve discrepancies before relying on the information for a purchase.
COMMON MISTAKES
What mistakes should you avoid when checking 7/12?
A 7/12 extract is useful, but interpreting it without checking the wider property record can create problems.
!
Checking only the name
Compare the recorded name with ownership and transaction documents.
!
Ignoring Survey or Gat Number
Confirm that the land parcel you are buying matches the relevant survey/Gat details.
!
Ignoring Ferfar
Relevant mutation entries can provide additional context about changes in recorded information.
!
Treating 7/12 as complete title proof
Title and legal due diligence may require additional documents and professional verification.
7/12 QUESTIONS
7/12 Utara FAQs
Quick answers to common questions about Maharashtra's 7/12 land record.
A 7/12 Utara, commonly called the 7/12 extract or Satbara, is a Maharashtra land record containing information associated with a land parcel and its Record of Rights.
Yes. Maharashtra's official Mahabhulekh service provides an online facility for viewing 7/12, 8A and Property Card records. Search options include location and land-related details.
The online service can require details such as district, taluka, village and survey or Gat number, depending on the available search method. The portal also provides other search options.
No. 7/12 and Property Card are different land-record documents used in different contexts. The applicable record depends on the property and location.
You should not treat a 7/12 extract alone as complete proof of title. Ownership and legal due diligence may require additional documents and professional verification.
Ferfar refers to mutation-related changes in land records. Reviewing relevant mutation information can help provide context about changes to recorded entries.
Check the Record. Then Check the Property.
Use GrowthSmartly to understand 7/12, RERA, property documents and the financial side of buying real estate.
Explore Real Estate Guides →