You can check land records, ownership, NA status, mutation history, and registered sale deeds for any property in Maharashtra online — completely free. The government portals Mahabhulekh (7/12 extract), e-Ferfar (mutation register), and igrmaharashtra.gov.in (registered documents and encumbrance certificate) cover all the key records. This guide walks you through each portal, step by step.

Reading time: 11 minutes | Last updated: July 2026 | Author: Girish Chhalwani, Founder & CEO, THE EDGE Developments

Maharashtra was one of the first Indian states to fully digitise its revenue land records. The Mahabhulekh portal gives any citizen access to the 7/12 extract — the foundational ownership document — within 60 seconds, from anywhere in the world. There is no reason for any buyer to rely solely on the seller’s document copies when the authentic source is publicly available online. — Source: Maharashtra Revenue Department Digital India Initiative 2024

Which online portals hold Maharashtra property records?

Five government portals cover everything: Mahabhulekh (7/12 and property card), e-Ferfar (mutation), IGR Maharashtra (registered deeds and encumbrance), MahaRERA (project registration), and CERSAI (mortgages). Use them together, not in isolation.

How do I check the 7/12 extract (Satbara) on Mahabhulekh?

Go to mahabhulekh.maharashtra.gov.in, select your Division → District → Taluka → Village, choose “7/12,” and enter the Survey (Gat) Number or owner name. The extract appears instantly. The 7/12 (Satbara Utara) shows ownership, survey number, area, land type, and cultivation status.

Step-by-Step

1. Go to mahabhulekh.maharashtra.gov.in
2. Select your division (Konkan, Nashik, Aurangabad, Amravati, Nagpur, Pune)
3. Select District → Taluka → Village
4. Select “7/12” from the document type menu
5. Enter Survey Number (Gat Number) or Owner Name
6. Click “Show” — the 7/12 extract appears immediately

What to read on the 7/12 extract

• Right column (Malik malja / Owner name): Current registered owner. Should match seller’s name exactly.
• Land type column: Should say “NA” if Non-Agricultural conversion is complete. If it shows “Jirayat” or “Bagayat,” the land is still agricultural.
• Area (Aakar): Total area in Hector/Are/Sq.m — verify this matches what seller is claiming.
• Encumbrance column (Itr Hakka): Shows any mortgages, government claims, or easement rights. A clean plot should show “Nil.”
• Rights in Dispute column: If anything is entered here, there is an active dispute on the property.

How do I check mutation records (e-Ferfar)?

On the same Mahabhulekh portal, select “Mutation Register” / “Ferfar,” then enter District, Taluka, Village, and Survey Number. The mutation register shows every ownership change recorded after registration — inheritance, sale, gift, partition.

1. Same Mahabhulekh portal → select “Mutation Register” or “Ferfar” from document menu
2. Enter District, Taluka, Village, and Survey Number
3. View all mutations: who sold to whom, date of mutation, type of mutation (sale, inheritance, etc.)

What to check: The most recent mutation should show the current seller as owner. If the last mutation is 10+ years old and shows a different person, the seller may not have completed the legal ownership update — a red flag.

How do I check registered documents on IGR Maharashtra?

Go to igrmaharashtra.gov.in → “Online Services” → “E-Search,” then search by property location or party name. IGR (Index II) shows every document registered at the Sub-Registrar office — sale, mortgage, and gift deeds.

1. Go to igrmaharashtra.gov.in
2. Click “Online Services” → “E-Search”
3. Search by property address (District, Taluka, Village, Survey Number) or seller/buyer name
4. View Index II entries — all registered transactions for this property
5. Download certified copies for a nominal fee (₹25–100)

Key check: The chain of registered sale deeds should be unbroken. If you see a gap — e.g., a 2012 sale deed but no transfer registered between 2003–2012 — there may be an unregistered or disputed transfer in between. Flag this for your advocate.

How do I check for mortgages on CERSAI?

Go to cersai.org.in → “Search for Securities Interest,” and enter the property’s state, district, and identifiers to see any bank mortgage or charge registered against it. CERSAI is a central registry of security interests maintained by lenders.

1. Go to cersai.org.in
2. Use “Search for Securities Interest” → enter property state, district, and relevant identifiers
3. Check if any active mortgage or charge is registered against the property

Note: Not all mortgages are registered on CERSAI (older equitable mortgages may not appear). Use this alongside the IGR encumbrance certificate search, not instead of it.

How do I check MahaRERA for developer projects?

Go to maharerait.maharashtra.gov.in → “Registered Projects,” search by project or developer name, and verify the RERA number, status, completion date, and any complaints filed. Learn more about RERA buyer protections before signing with any developer.

1. Go to maharerait.maharashtra.gov.in
2. “Registered Projects” → search by project name or developer name
3. Verify: RERA number, project status (registered/lapsed), completion date, developer details
4. “File Complaint” section shows complaints filed against the project/developer

What mistakes do buyers make checking records online?

The common errors are searching the wrong village, confusing Survey and Gat numbers, relying on the 7/12 alone, and accepting a 7/12 without a QR code. Avoid all four.

• Wrong village name: Many villages in Maharashtra share similar names. Verify the exact taluka and village from the seller’s documents before searching.
• Survey number vs Gat number: In some divisions, “Gat Number” is used for revenue survey. Use the correct terminology for your region.
• Relying only on 7/12: The 7/12 shows current state — it does not show 30 years of transaction history. Always combine with IGR encumbrance search.
• Printed 7/12 without QR code: Maharashtra has moved to digitally signed 7/12 extracts with QR codes. Ensure any physical document you receive has the QR code — it is the authenticated version.

Frequently Asked Questions

How do I check land ownership in Maharashtra online?

Visit mahabhulekh.maharashtra.gov.in → select your Division → District → Taluka → Village → enter Survey Number → view 7/12 extract. This shows the current registered owner, land area, type, and any encumbrances. It is free and available 24/7.

Is the Mahabhulekh 7/12 extract legally valid?

Yes — the digitally signed 7/12 extract from Mahabhulekh with QR code is legally valid and accepted as an official revenue document. Ensure any downloaded extract has the digital signature and QR code present. Physical copies without digital signature may not be accepted in transactions.

How do I check if property is under any mortgage or loan in Maharashtra?

Use two checks: (1) IGR Maharashtra’s E-Search for registered mortgage deeds (Index II search), and (2) CERSAI (cersai.org.in) for registered security interests. A formal 30-year encumbrance certificate from the Sub-Registrar office is the most comprehensive check and should be part of every transaction.

How do I check NA conversion status online in Maharashtra?

The 7/12 extract on Mahabhulekh shows the land classification. If it reads “NA” in the land type column, the Non-Agricultural conversion is reflected in revenue records. For full verification, obtain the original NA order copy from the District Collector’s office and cross-reference the order number.