What is 7/12 extract?
Also called: satbara utara, saat baara, 7/12 utara, Village Form VII and XII
The 7/12 extract (satbara utara) is Maharashtra's land record for a survey number. It combines Village Form VII, which records the occupant and rights, with Form XII, which records the crops grown. Gujarat uses a similar 7/12.
Anyone looking at land or a plotted scheme outside the city survey limits of Pune, Nashik, Nagpur or the Mumbai region will be handed a 7/12. The name comes from the two forms prescribed under the Maharashtra Land Revenue Code, 1966. The top part (Form VII) gives the survey or gat number, the area in hectare and are, the name of the occupant, the class of occupancy, and the "other rights" box where bank charges, tenancy rights and government restrictions appear. The lower part (Form XII) is the crop record.
Each change on the 7/12 carries a mutation (ferfar) number, written in brackets beside the name. That number leads you to the mutation register, Village Form VI, and it's worth reading those entries one by one. They show how the land passed from one person to another and whether any step was contested.
Maharashtra's records are online on the Mahabhumi portal. The free view on bhulekh.mahabhumi.gov.in is for reference; a digitally signed 7/12, which is valid for official use, can be downloaded from the digital satbara service for a small fee. The 8A extract, which lists all the survey numbers a person holds in the village, is available on the same site.
Two lines deserve special attention. Occupancy class 2 land (bhogvatadar varg 2), which includes land granted by government or held by certain tenants, cannot be sold without the Collector's permission and often a premium. And "kulkayda" or tenancy entries in the other-rights column can mean someone else has a claim under the tenancy law. Once an area comes under a city survey, the 7/12 is closed and a property card takes over.
A buyer near Mulshi, Pune, likes a 20-guntha plot on gat number 147 priced at ₹48 lakh. The 7/12 shows the owner under occupancy class 2 with a mutation note about a government grant, so the deal needs the Collector's sanction and a nazrana payment before any sale deed can be registered.
Checking only the name on the 7/12 and ignoring the other-rights column. That column is where a bank's charge, a tenant's claim or a restriction on transfer shows up.
Questions people ask about 7/12 extract
Is an online 7/12 valid for a home loan or registration?
The digitally signed 7/12 from the Mahabhumi digital satbara service is accepted for official purposes. The plain view copy is not; it is meant only for information.
What is the difference between 7/12 and 8A?
The 7/12 is for one survey number and shows everyone who holds it. The 8A extract is for one person and lists every survey number that person holds in the village, with the land revenue due.