How to Read a 7/12 Extract in Maharashtra: Complete Guide for Land Buyers 2026

The 7/12 extract is the most important document you will ever look at when buying land in Maharashtra — and most buyers cannot read it. They see a table full of Marathi text, survey numbers, and cryptic column entries and hand it to their advocate without understanding what they are looking at.

This is a mistake. As a land buyer, you must be able to independently read a 7/12 extract and spot the five entries that scream “don’t buy this land.” This guide teaches you exactly how.

Reading time: 12 minutes | Last updated: June 2026 | Author: Girish Chhalwani, Founder & CEO, THE EDGE Developments

The 7/12 extract (Satbara Utara, named for sections 7 and 12 of the Maharashtra Land Revenue Code 1966) is the primary revenue record maintained by the Talathi (village revenue officer) for every land parcel in Maharashtra. It records ownership, land area, land use, crops grown (for agricultural land), and encumbrances. The 7/12 is not a title document — it is a revenue record that serves as strong evidence of possession and use but does not by itself prove ownership. — Source: Maharashtra Land Revenue Code 1966; MahaBhulekh Documentation

What Is a 7/12 Extract?

The “7/12” refers to two registers maintained under the Maharashtra Land Revenue Code:

• Register 7 (Section 7): Records details of rights — ownership and possession information
• Register 12 (Section 12): Records details of liabilities — encumbrances, mutations pending, loans on the land

A 7/12 extract is a combined extract from both registers for a specific survey number, issued by the Talathi’s office or downloadable from the MahaBhulekh portal (mahabhulekh.maharashtra.gov.in).

Understanding Every Column of the 7/12 Extract

Column 1: District, Taluka, Village

Identifies the exact administrative location. Always verify this matches the land’s physical location.

Column 2: Survey Number (गट नंबर / Survey Number)

The unique land parcel identifier. A single survey number may be subdivided with sub-numerals (e.g., 45/2A, 45/2B).

Column 3: Area

Total area of the parcel in hectares and ares. Convert to sq.ft: 1 hectare = 10,000 sq.m = 107,639 sq.ft

Columns 4–6: Ownership (मालकी / Ownership)

• Lists all persons with legal rights over the land
• Multiple names indicate co-ownership — all co-owners must consent to any sale
• Inherited land often shows all legal heirs listed as co-owners

Column 7: Possession (कब्जेदार / Occupant)

Shows who is in actual physical possession of the land. In most cases this matches the ownership column. When it doesn’t — when one person owns and another occupies — investigate why.

Column 8: Land Use (जमिनीचा वापर / Land Use)

• Agricultural (शेत): Farmland — cannot build without NA conversion
• Non-Agricultural (बिगर शेत / NA): Can be used for residential or commercial construction (per NA order type)
• Gairan / Govt / Forest: Government, common, or forest land — not legally saleable to private buyers

Column 9: Irrigation Source

For agricultural land — type of irrigation (well, canal, rain-fed). Not relevant for NA land purchases.

Column 10: Nature of Possession

Indicates whether the possessor holds the land as owner, lessee, or tenant.

Column 11: Other Rights

Easements, rights-of-way, access rights granted to third parties over the land.

Column 12: Encumbrances and Liabilities (इतर अधिकार / Other Details)

The most critical column. Contains:

• Bank mortgages and agricultural loans
• Court attachments or injunctions
• Pending mutations (ownership transfers not yet completed in records)
• Government or statutory charges

A clean Column 12 should read “NIL” or be blank. Any entry here requires immediate investigation.

The “Mutation” or “Ferfar” entry in Column 12 of the 7/12 extract is the most commonly misunderstood red flag. A pending mutation means that a previous ownership transfer (inheritance, sale, gift) has been initiated in revenue records but not yet completed. Buyers who purchase land with a pending mutation inherit the complexity of that incomplete transaction — in some cases resulting in competing ownership claims after purchase. Always ensure all pending mutations are closed before proceeding with purchase. — Source: Maharashtra Land Revenue Code 1966, Section 149; THE EDGE Developments Legal Standards

7 Red Flags to Spot in a 7/12 Extract

1. Multiple names in Column 4–6 (co-ownership): If 5 siblings co-own land, you need consent from all 5 to buy. Missing one creates a legal dispute.
2. Mismatch between Column 4 (owner) and Column 7 (occupant): Someone other than the owner occupies the land — investigate before proceeding.
3. Column 8 shows “Agricultural” but seller claims NA status: The 7/12 must reflect NA status; an NA order alone without a 7/12 update is incomplete.
4. Column 12 shows bank/creditor name: Agricultural loan or mortgage on the property must be cleared before sale.
5. Pending mutation entries in Column 12: Previous transfer not completed in records — opens the door to competing claims.
6. Column 3 area doesn’t match what you’re buying: You must verify that the physical land you’re visiting corresponds exactly to the survey numbers in the 7/12.
7. Gairan, Government, or Forest notation in land use: Government land cannot legally be sold to private buyers regardless of what physical documents are shown.

How to Download a 7/12 Extract Online

1. Visit mahabhulekh.maharashtra.gov.in
2. Select the relevant division (e.g., Konkan for Raigad/Karjat area)
3. Choose District → Taluka → Village
4. Enter the survey number
5. Download the 7/12 extract (available in Marathi; online extracts are digitally signed and carry official status)

Tip: Always download directly from the official portal rather than relying on a document provided by the seller. Fake or altered 7/12 documents are a known fraud vector.

FAQs: 7/12 Extract Maharashtra

What is a 7/12 extract in Maharashtra?

A 7/12 extract (Satbara Utara) is a land revenue record maintained by the Talathi under the Maharashtra Land Revenue Code 1966. It records the survey number, land area, current ownership, land use (agricultural or NA), occupant, and encumbrances. It is the primary document used to verify basic land details in Maharashtra but is a revenue record, not a title deed.

How do I check if land is NA (non-agricultural) in Maharashtra?

Check Column 8 (land use / जमिनीचा वापर) of the 7/12 extract. It should specifically indicate NA (Non-Agricultural) status with the type of NA use (residential, commercial). Also obtain the formal NA conversion order from the Collector’s office, which is the underlying document that causes the 7/12 to be updated.

What does Column 12 of a 7/12 extract contain?

Column 12 contains encumbrances and liabilities — bank mortgages, agricultural loans, court orders, pending mutations, and government charges. A clean Column 12 reads “NIL.” Any entry in Column 12 is a red flag that requires investigation before purchase, as these encumbrances transfer to the buyer if not cleared.

Where can I download a 7/12 extract for Maharashtra land?

Download the 7/12 extract from the official MahaBhulekh portal: mahabhulekh.maharashtra.gov.in. Select your division, district, taluka, village, and enter the survey number. Digitally signed extracts from this portal carry official status. Never rely on a physical copy provided by the seller — always obtain a fresh digital extract independently.