“Why 7/12 Extract and Sale Deed Are NOT Enough to Prove Land Ownership”
The Illusion of Ownership
I recently had a conversation with an investor who proudly told me: “Sir, I bought 10 acres. Full white money. Clean sale deed. The 7/12 extract is in my name. I’m safe.”
Unfortunately, he wasn’t.
Why? Because ownership in India is not always what it looks like on paper.
Even after 20 years in real estate, I still see buyers – even developers – fall into this trap.
The Reality: 7/12 + Sale Deed = Not Foolproof
In Maharashtra and many other states, the 7/12 extract (Saat Baara Utara) is a key document. It shows the landholder’s name, usage, and history. The sale deed is the contract between buyer and seller.
But these two alone do not guarantee rightful ownership. Why?
⚠️ Because they don’t reflect:
- Pending litigation or disputes
- Multiple heirs or contested inheritance claims
- Encroachments or boundary issues
- Old acquisition notices from government bodies
- Zoning violations or CRZ/NOC issues
- Forest land, tribal rights, or grazing land reservations
In short, they’re a piece of the puzzle, not the whole picture.
A Real Story: The “Clean” Land That Wasn’t
One developer in Raigad district bought 18 acres. Perfect paperwork — Sale deed ✔️ 7/12 ✔️ Lawyer NOC ✔️
Then came the shock. The land was under a PIL filed years ago regarding tribal claims. Now the project is stuck in court. He’s paid ₹3 crore and can’t even touch the soil.
So, What Should a Serious Land Buyer Do?
✅ 5 Must-Check Steps Beyond 7/12 and Sale Deed
- Legal Title Search (30–60 years)
- Mutation Records
- Encumbrance Certificate (EC)
- Survey + Demarcation
- Third-party Title Opinion
Takeaway: Buy Like a Developer, Not a Dreamer
Land is the only asset that doesn’t depreciate — but only when you own it in full legality.
Many people focus only on price per guntha or acre. The smart ones focus on legitimacy per document.
📌 Final Thought
Don’t be the next regret story. Before you invest lakhs or crores, invest time in due diligence.
DM me if you’re planning a land investment and want a pre-buying checklist we’ve built over years of real-world work.
