Land & Property Records

7/12 Extract: How to Read Every Column

A 7/12 utara joins village form 7 (who holds the land, area, other rights) and form 12 (crops). Read both to spot owners, loans and disputes.

Written by Vikram Desai

Published 17 September 2026·7 min read

On this page9 sections

Credsir Land & Property Records guide cover with a land plot icon

A 7/12 utara (satbara) is Maharashtra’s land record extract. It combines village form 7, which shows who holds the land, its area and any loans or other rights, with village form 12, which records the crops grown. Read the top half for ownership and liabilities and the bottom half for cultivation.

Key facts

Item	Detail
Kept by	Talathi (village revenue officer)
Free view	bhulekh.mahabhumi.gov.in; not valid for official or legal use
Digitally signed copy	digitalsatbara.mahabhumi.gov.in, ₹15 per extract
Legal status of digital copy	Valid for official and legal purposes; no Talathi signature needed (announced 4 December 2025)
Correct errors	e-Hakk application to the Talathi
Law	Maharashtra Land Revenue Code, 1966

What form 7 and form 12 cover

The Talathi keeps a set of numbered village forms (gaon namuna). The 7/12 prints form 7 on top and form 12 below it for one survey or gat number:

Form 7: the record of rights. It shows the holder, occupancy class, area, assessment and other rights such as loans and tenancy.
Form 12: the crop register. It records the season, crop, area under each crop and the source of irrigation.

For a non-agricultural plot in a city, the matching record is usually the property card, which Mahabhulekh also shows. The 8A extract lists every survey number held under one khata (account). Our Maha Bhulekh guide explains how to look up each record; this page explains what the entries mean.

Reading form 7: holder, area and assessment

Field (Marathi)	What it means
Survey / gat number (bhumapan kramank)	The parcel’s number in the village, with any subdivision (hissa)
Occupancy class (bhudharana paddhati)	Class I, Class II or government lessee
Local name of the field (shetache sthanik naav)	The traditional name used in the village
Cultivable area (lagvadi yogya kshetra)	Area in hectare-are-square metre, or older acre-guntha entries
Pot kharaba	Uncultivable part, split into class A and class B
Assessment (akarni)	Land revenue payable on the parcel
Holder (bhogvatadar) and khata number	Name of each holder, their share and their account number
Tenant (kul)	Any recognised tenant
Other rights (itar hakka)	Loans, mortgages, leases, easements and other claims
Mutation numbers	Numbers of the ferfar entries that created each name or right

Occupancy class

Section 29 of the Maharashtra Land Revenue Code, 1966 sets three classes of landholders:

Item	Details
Occupant Class I (bhogvatadar varg 1)	holds the land in perpetuity with no restriction on transfer.
Occupant Class II (bhogvatadar varg 2)	holds it in perpetuity, but transfer is restricted. A sale usually needs government permission and may carry a charge.
Government lessee	holds land on lease from the state.

A buyer should check this field first. Class II land can be sold only within its restrictions, so ask the tehsil office before paying an advance.

Area and pot kharaba

One hectare is 100 ares, and one are is 100 square metres. Pot kharaba class A is land unfit for cultivation, such as rock or ditches. Class B is land kept for public use, such as a road or footpath, which the holder cannot use, as the Pune law firm LexWin explains. Neither part is counted as cultivable area.

Other rights: loans, tenancy and disputes

The other rights column is where most problems show up. Look for:

Item	Details
Loan charges (boja)	a bank or cooperative society loan against the land. Get a no-dues certificate and have the entry removed before buying.
Tenancy entries	a tenant name or a tenancy law reference can limit what the holder may sell.
Restrictions	government notings, acquisition entries or court orders.
Minor or heir notes	guardian names or shares that are not yet settled.

Each entry carries the mutation number behind it. Ask for those mutation (ferfar) extracts to see how and when the right arose. For a full title check, use our property legal checklist.

Form 12: crop entries

Form 12 has one row per year and season. It lists the season (kharif or rabi), the crop name, the area under irrigated and unirrigated crops, the source of irrigation, and the cultivator’s name.

Farmers now record their own crops through the state’s e-Peek Pahani app, which the Revenue Department promotes with the line “my farm, my satbara, I will register my crop”. A crop entry is not proof of ownership. If the cultivator named in form 12 differs from the holder in form 7, find out why before you buy.

Digitally signed vs plain 7/12

Copy	Where	Cost	Use
View-only 7/12	bhulekh.mahabhumi.gov.in	Free	Information only; the portal says it cannot be used for any government or legal purpose
Digitally signed 7/12	digitalsatbara.mahabhumi.gov.in	₹15 per copy	Official and legal purposes, including loans and registration

On 4 December 2025, the Revenue Department gave digitally signed 7/12, 8A, property card and mutation extracts full legal validity under Section 5 of the Information Technology Act, 2000, Thane Real Estate News reported. No Talathi signature or stamp is needed.

How to download a digitally signed 7/12

Log in at digitalsatbara.mahabhumi.gov.in with an OTP or a registered account.
Click “Make Online Payment” and pay between ₹15 and ₹1,000 in multiples of ₹15. Note the PRN number.
Open the digitally signed 7/12 option and select district, taluka and village.
Search and select the survey or gat number.
Click “Download”; ₹15 is deducted from your balance.
To check a copy someone gives you, enter its verification number in the verify option and compare it with the unsigned copy.

If the 7/12 is clean and you go ahead with a purchase, estimate the stamp duty and registration fee with the stamp duty calculator.

Mutation entries (ferfar) and corrections

Under Section 149 of the Code, anyone who gains a right by inheritance, partition, gift, lease or similar means must report it to the Talathi within three months. If you acquired the right through a registered document, you do not have to report it, because the registering officer informs the Talathi.

Under Section 150, the Talathi enters each change in the register of mutations and posts a notice. Interested people are informed in writing, or by SMS or email where records are digital. Objections go to a register of disputed cases, which should be decided within one year where possible. An officer not below the rank of Aval Karkun certifies the entry, and only then does it change the 7/12.

Register on the e-Hakk system through bhumiabhilekh.maharashtra.gov.in or pdeigr.maharashtra.gov.in.
Choose the mutation type, such as heirship, loan charge removal or correction.
Enter the survey number and the details, and upload supporting papers.
Submit the application to the Talathi and track it online.

If the online 7/12 differs from the old handwritten one in total area, unit, holder name or holder’s share, Mahabhulekh asks you to apply through e-Hakk and upload the handwritten 7/12. Disputed or old inheritance cases can turn on local facts, so a lawyer who handles revenue matters can help.

Frequently asked questions

What does 7/12 stand for?

It stands for village form 7 (record of rights) and village form 12 (crop register), printed together for one survey number.

Is the free online 7/12 valid for a bank loan?

No. Mahabhulekh says the free view cannot be used for government or legal purposes. Use the digitally signed copy.

How much does a digitally signed 7/12 cost?

₹15 per extract, paid in advance on the digital satbara portal.

What is bhogvatadar varg 2 on a 7/12?

Occupant Class II land. You hold it permanently, but transfer is restricted, so a sale usually needs government permission.

What does boja mean in the other rights column?

A loan or charge on the land, usually from a bank or cooperative society. It should be cleared and removed before a sale.

How long does it take for a mutation to show on the 7/12?

Only after the entry is certified by a revenue officer. Disputed entries should be decided within one year where possible.

How do I correct a mistake on my 7/12?

Apply through e-Hakk to the Talathi, upload the old handwritten 7/12 and supporting papers, and track the application online.

Sources

Mahabhulekh v2.0 (7/12, 8A, property card, e-Hakk note) — Settlement Commissioner and Director of Land Records, Maharashtra (checked 16 Sep 2026)
Digitally Signed 7/12 user guide — Mahabhumi (checked 16 Sep 2026)
Section 29, Maharashtra Land Revenue Code, 1966 — Indian Kanoon (checked 16 Sep 2026)
Section 149, Maharashtra Land Revenue Code, 1966 — Indian Kanoon (checked 16 Sep 2026)
Section 150, Maharashtra Land Revenue Code, 1966 — Indian Kanoon (checked 16 Sep 2026)
e-Hakk: apply online for mutations — District Beed, Government of Maharashtra (checked 16 Sep 2026)
E-Crop Survey (e-Pik Pahani) — District Dharashiv, Government of Maharashtra (checked 16 Sep 2026)
Understanding the satbara utara — Agrowon (checked 16 Sep 2026)
How to read a 7/12 extract — LexWin (checked 16 Sep 2026)
Maharashtra gives legal status to digitally signed land records — Thane Real Estate News (checked 16 Sep 2026)