The 7/12 extract (Satbara Utara) is a land ownership record maintained by the Maharashtra Revenue Department for every survey/gat number of land in the state. It's named after Forms 7 and 12 of the Maharashtra Land Revenue Record of Rights and Registers Rules, combined into a single document.
What the 7/12 Extract Shows
| Field | What it tells you |
|---|---|
| Survey / Gat number | Unique identifier for the plot of land |
| Owner's name(s) | Who legally holds rights over the land |
| Area | Total area of the land parcel |
| Crop details | What is currently being cultivated (for agricultural land) |
| Other rights / encumbrances | Bank loans, mortgages, or disputes registered against the land |
How to Check Your 7/12 Extract Online
- Visit the Bhulekh Mahabhumi portal — Go to bhulekh.mahabhumi.gov.in, the official Maharashtra land records website.
- Select your division, district, taluka & village — Navigate through the location filters step by step.
- Search by survey/gat number or owner name — Enter either detail to locate the specific land record.
- View & download — The 7/12 extract is displayed and can be downloaded or printed free of cost.
💡 Free to check, but verify carefully: Always cross-check the owner's name, area and encumbrance details before any property transaction — a mismatch can indicate an unresolved dispute or pending loan.
Mutation (Fer-Far) — Updating Ownership
Mutation, locally called fer-far, is the process of updating the 7/12 extract to reflect a change of ownership. This is required after:
- Sale of the land (registered sale deed)
- Inheritance — after the death of the previous owner
- Gift — via a registered gift deed
- Partition — division of jointly held family land
Without mutation, the 7/12 extract continues to show the previous owner's name even after a legally valid transfer — which can create serious problems for future sales, loans, or inheritance claims.
Documents Required for Mutation
- Registered sale deed / gift deed / partition deed, as applicable
- Death certificate of the previous owner (for inheritance)
- Legal heir certificate (for inheritance cases)
- Identity & address proof of the new owner(s)
- Current 7/12 extract and property tax receipts
How the Mutation Process Works
- Application to the Talathi — Submit the mutation application with the relevant deed/certificate at the local Talathi office (or online where e-mutation is available).
- Notice & objection period — A public notice is issued; objections, if any, are heard.
- Verification — The Talathi verifies documents and the chain of ownership.
- Entry in mutation register — Approved changes are entered and the 7/12 extract is updated with the new owner's name.
Frequently Asked Questions
How long does mutation take?
Mutation typically takes a few weeks to a couple of months, depending on whether objections are raised and the local Talathi office's workload.
Is a 7/12 extract needed for urban/non-agricultural property?
The 7/12 extract applies mainly to agricultural and rural land. Urban properties in municipal areas are typically recorded through property registers/City Survey records instead.
What if there's a discrepancy in the 7/12 extract?
Discrepancies (wrong name, area mismatch, old encumbrance not removed) can be corrected by filing an application with supporting documents at the Talathi/Tehsildar office.
Need Help With a 7/12 Extract or Mutation?
Property record errors and pending mutations can complicate a sale or inheritance later. UniqueServices helps verify your 7/12 extract and files mutation applications with the correct documents.
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