7/12 extract (Satbara) in Maharashtra: 8A and property card

The rule

• What the record of rights holds. Section 148 of the Code requires a record of rights in every village with the names of holders, occupants, owners and mortgagees; Government lessees and tenants; the nature and extent of their interests and any conditions or liabilities; and the rent or revenue payable.
• Electronic form. Section 148A allows the record of rights and other land records to be kept “by using a suitable storage device”. This is the legal basis of the online 7/12.
• Duty to report. Anyone who acquires a right in land by succession, purchase, mortgage, gift, lease or otherwise must report it to the Talathi within three months (s. 149). A person who acquired the right by a registered document is exempt, because the registering officer must send intimation of the transfer to the Talathi and the Tahsildar (s. 154).
• Mutation. The Talathi enters each report or intimation in the register of mutations, posts a copy and gives written intimation to interested persons (s. 150(2)). Objections go to a register of disputed cases, to be disposed of “as far as possible” within one year (s. 150(4)). An entry moves into the record of rights only after it is certified (s. 150(5) and (6)).
• Presumption. An entry in the record of rights, and a certified entry in the register of mutations, “shall be presumed to be true until the contrary is proved or a new entry is lawfully substituted therefor” (s. 157). A dispute over title still goes to the civil court.
• Copies. All maps and land records are open to inspection, and certified extracts are given to anyone who applies, on payment of the prescribed fees (s. 327).

Which document for which property

For a flat in a housing society, the society’s own documents matter as well: see resale flats and society transfer.

How to get a 7/12 online

1. View only, free. The Settlement Commissioner’s portal (mahabhumi.gov.in/mahabhumilink) offers “View Only ROR Services”. A view-only copy is for information.
2. Digitally signed, paid. On the “Premium Services” side of the same portal you can download a digitally signed 7/12, 8A, ferfar, property card, e-records, K-Prat and maps. The help file explains the steps: log in (registration or OTP), make an online payment into a wallet (the help file asks for an amount between ₹15 and ₹1,000, advised in multiples of ₹15), choose district, taluka and village, select the survey or gat number, and download; the fee is deducted from the wallet.
3. Fee. The LBSNAA impact study states that a digitally signed record of rights is available “at the cost of fifteen rupees”. The help file says there is currently no fee for the property card. Money paid into the wallet is not refundable, according to the portal’s refund policy.
4. Check a copy. Each digitally signed 7/12 and 8A carries a verification number; entering it on the portal returns a copy for comparison.
5. District offices. Collector pages (Raigad, Mumbai Suburban) point to the same portal.

Applying for a change

The same portal links to e-Hakk to apply for mutation in rural areas, e-PCIS for urban areas, a separate e-PCIS service for Mumbai, and e-Mojni for land measurement. According to the LBSNAA study, registration on e-SARITA automatically generates an e-Ferfar, and the mutation notice under section 150 can be seen online for each village. The study found that about 65 per cent of mutation requests were completed in the stipulated month and that all tehsils take more than fifteen days because of the legal notice period. For the national picture, see mutation of property records.

What to check on a 7/12 before buying

• The seller’s name in the holders’ column, and the share if there are co-holders.
• Tenants, Government lessees and any conditions or liabilities on the holding (s. 148(b) and (c)). Section 149 refers to rights acquired with the Collector’s permission “where such permission is required” by law: ask whether this land needs one.
• Mortgages and loans noted on the extract. The LBSNAA field survey found that loans were the main encumbrance shown on the record of rights.
• Pending mutation entries and disputed cases, which are not yet in the certified record.

Then run the title search and encumbrance certificate checks, which look at registered deeds rather than the revenue record. Stamp duty on the purchase is in stamp duty in Maharashtra.

Sources and limits

The Code text is the India Code version as on 21 May 2026. The bhumiabhilekh.maharashtra.gov.in and bhulekh.mahabhumi.gov.in pages did not open from Payotte’s location, so the official explanation of the village forms behind the name “7/12” was not read. Fees can change; the portal is the reference. A property lawyer can read the extract with you.