Mahabhulekh 7/12 Satbara utara: Everything you should know

When it comes to buying a plot in Maharashtra, we examine the role, importance and legal status of the ‘7/12 utara ’ or ‘Satbara Utara’ extract and how to obtain it using Mahabhulekh

7/12 utara meaning

The 7/12 utara or satbara utara is an extract from a land register, maintained by each district in Maharashtra which gives complete details of a particular plot.

Mahabhulekh: Services available on the portal

Mahabhulekh or Maharashtra Bhumi Abhilek is a land record website of Maharashtra that provides ‘7/12 utara’ and 8A extract to citizens as 7/12 online. It’s a one-stop platform for searching, downloading and extracting land documents in the state. Both these documents are important to verify the past ownership and disputes over the land.

While people are aware about rules related to buying a flat or an apartment, what are the rules to be followed if you want to buy a plot in Maharashtra? ‘7/12 utara’ or ‘Satbara utara’ (7/12 extract) in Mahabhulekh is a crucial document. In fact, the 7/12 online document is crucial for the establishment of ownership of a piece of land. The 7/12 receipt is extensively used by farmers, for loan agreements, crop survey and for availing of other government facilities.

7/12 utara online as seen in Mahabhulekh is issued by the revenue department, through the tahsildar. Mahabhulekh’s 7/12 utara shows the village form number. Like all other record of rights, the 7/12 online extract in Mahabhulekh contains crucial information about the land, including the survey number, the area, the owners, their share in the land, encumbrances on the land, etc.

Mahabhulekh 7/12 online allows the land owners in Maharashtra to search and check land records and to get a copy of the 7/12 online, by paying a nominal fee. Property owners can download the digital 7/12 utara online and 8A extracts and property cards from which could be used for legal verification, as well.

7/12 utara change in format

The Maharashtra government also has changed the format of the 7/12 online document to avoid duplication and forgery. The 7/12 utara document will now have a land record department watermark and the state government’s logo. It will also have the name and code of the village and the last entry of the landowner will be struck out. There are a total of 12 changes in the new format of 7/12 utara which are being implemented to weed out forgery in a land transaction.

The 7/12 online document will have the local government’s directory code, the total area of that survey number and will also showcase pending mutation and last mutation number. The document will also mention the purpose of land which will make its purpose clearer.

While earlier changes in the revenue documents required the people to go to the government office, now, provisions to change the same online have been introduced to save time and be transparent. There are also plans to make available the revenue leaflets online very soon. Under the new format, farmers can also click and upload photos of their crops from their mobile phones, eliminating the need for a Talatha to go to the farm. Note that if a person has land at four places, he will be given only one satbara utara. Also, in the new format, people can access all changes made from 2008, digitally on 7 /12 utara.

Details of Form VII and Form XII 

Form VII in online 7/12 of the Mahabhulekh has details such as the rights record, occupants’ details, ownership details, tenant information, revenue obligation of the holders and other details related to the land. Form XII in online 7/12 contains details related to crops, its type and area covered by the crops.

Note that the 712 utara extract on the Mahabhulekh is not a conclusive document to prove  ownership, but it is only a record to ascertain revenue liability. The title of the property cannot be transferred, on the basis of a 7/12 extract.

See also: Mumbai’s self-redevelopment scheme 2018: How it works


7/12 utara: Information included

Mentioned below are the information included in 7/12 utara.

  • Survey number of land
  • Ownership details (Changes included)
  • Mutation details
  • Credit details (pending loans) for buying fertilisers, pesticides and seeds
  • Area of land that is suitable for cultivation
  • Type of land- agricultural or non-agricultural
  • Type of irrigation on land- rain-fed or irrigated
  • Crop type cultivated in the last season
  • Details of litigations and status (if any)
  • Details of tax (paid and pending to be paid)

7/12 utara: Uses 

The 7/12 utara document is very useful in Maharashtra. Some of the uses are:

  • Using 7/12 utara, you can know about the land type – agricultural or non-agricultural  and various activities that have been carried on that land.
  • 7/12 utara is an important document that can be used as proof of ownership of the land
  • 7/12 utara document is needed by the SRO when you are involved in selling your land.
  • To get a loan from the bank or increase your farm credit, you need to submit 7/12 utara document to the bank.
  • In case of a legal dispute, you can use the 7/12 utara document in the court of law. 

7/12 online: How to apply ?

You can apply for 7/12 online by logging on Aaple Sarkar website of Maharashtra on

Aaple Sarkar website

Create your profile with this portal to apply online for notified services by clicking on New User? Register here. You will reach where you can choose either of the options and register yourself by entering all required details.

Aaple sarkar registration

 Once registered, login to the portal by entering user id and password. Then you will be led to the next page where you have to select Revenue department and land record department from the drop down menu. Then, select Issuing 7/12 extract option from the list and click on proceed. Then, enter the details of 7/12 utara like applicant name, address, Aadhaar card number, email id and registered mobile number. Then go ahead and apply for 7/12 utara by entering details like district, taluk, survey number, GAT number etc. Once done, you will see a preview of all details and if fine, click on submit. You will get your Maha Transcation ID in a  pop-up window which you have to note.

Once done, you will see the fee details to be paid for the 7/12 online application that has to be paid. Once done, you can find your name in the revenue department 7/12 extract list.

7/12 online: Track your application

Once you have applied for 7/12 utara, you can check its status on the Aaple Sarkar website.

Track your application

Click on Track your application and select revenue department from the drop down box. Then, select Land record department, select the service – property card and enter application id and press on go.  You can see the status of the 7/12 utara on the website.

7/12 online: How to get digital document on Mahabhulekh?

You can obtain the satbara online or 7/12 online from Mahabhulekh. You can get the 7/12 utara by applying to the local tahsildar, mentioning the available description of the land and the purpose of seeking the extract. You can also get the 7/12 utara details by applying through the government of Maharashtra’s website Mahabhulekh. You can get the 7/12 extract document easily, if you can provide the correct requisite details. If you are unable to find the 7/12  online details on Mahabhulekh, then, you may have to opt for a physical mode of application.

For obtaining the 7/12 online from Mahabhulekh, follow this process:

Step 1: Visit Mahabhulekh Portal

Step 2: Select region from the drop-down menu.

how to obtain 7/12 document


Step 3: Select 7/12 from the menu and choose the district from the drop-down list.

7/12 utara


Step 4: Select County and Village.

how to obtain 7/12 document


Step 5: Now you can search for records through survey number, first name, last name or full name.

how to obtain 7/12 document


Step 6: Once your property details pop up on the Mahabhulekh website, you have to register yourself with your mobile number. After this, you will be able to view your 7/12  utara.

Shown below is a sample of the 7/12 utara document that you will view. As mentioned in the 7/12 utara copy, it’s a view only copy and cannot be used for legal purposes.

7/12 utara format

7/12 utara format

If you are looking to buy a plot, then, the 7/12 utara that is available on the Mahabhulekh website, is one of the most important documents that can clear all your doubts, about the history of the land and whether you should take the next step to finalise the deal. However, prospective buyers should remember that the 7/12 online on Mahabhulekh cannot be used as a document to transfer the ownership/title of the land to someone else, as it is can only be used as record document containing tax and possession information.

See also: How to obtain Index 2 online on IGR portal

How to get digitally signed document on Mahabhulekh?


If you want to utilise the 7/12 utara document for legal purposes, it is imperative that 7/12 utara online document available on Mahabhulekh is digitally signed, which proves the authenticity of the document. Maharashtra government has recently redesigned the 7/12 utara online Aaple Abhilekh portal ( to make the entire process of getting 7/12 online easier. Follow this procedure, step-by-step, to get your copy of Mahabhulekh’s 7/12 utara online document digitally signed.

Step 1: Visit Aaple Abhilekh Portal for 7/12. 

Step 2: Click on ‘New User Registration’ to register yourself for 7/12. Submit all the requisite details and information. Once you have registered yourself, login to the portal.

7/12 document digitally signed

Step 3: Select the search criteria to find your property details and add the property document to the cart.

7/12 digitally signed document

Step 4: Once you have added the 7/12 documents to the cart, click on ‘Download’. All the 7/12 documents will be downloaded with digital signatures, which can be authenticated using Adobe PDF Reader.

How to get digitally signed property card in Maharashtra?

Step 1: Visit the Aaple Abhilekh Portal.

Step 2: Click on ‘New User Registration’ to register yourself to get digitally signed 712 utara property card. Submit all the requisite details and information. Once you have registered yourself, login to the portal supporting online 7/12 .

Step 3: Select the region, district, office and village.

Step 4: If you know exact city survey utara online number or gat number in 712 utara  or the CTS number, click ‘Yes’ and enter the number. If you do not know the city survey utara online number or gat number in 7/12 (CTS number), click ‘No’ and select city survey utara online number or gat number in 7/12 or CTS number from the drop-down menu.

Step 5: Your property card will be displayed on the screen. Click on ‘Download’ to get a copy.

Note: Property card download is currently free and no charges are applicable.

7/12 online: How to make online payment for downloading digitally signed document?

While you can download the digitally signed Mahabhulekh 7/12, 8A document online, you need to make a marginal payment, to avail of this service. Here is how to do it:

Step 1: Visit the Aaple Abhilekh Portal.

Know all about the Mahabhulekh satbara utara or 7/12 extract

Step 2: Once you have registered yourself, login to the portal.

Step 3: First click on the ‘make online payment’ option.

Step 4: Enter the amount between Rs 15 and Rs 1,000. It is advised to make payment in multiples of 15.

Step 5: Click on the ‘Pay Now’ button.

Step 6: Click on ‘Print Receipt’ and note down the PRN Number.

Step 7: Click on the ‘Continue’ button and select the document you want to download.

Once you receive a successful payment acknowledgement from the bank, you can check the balance on the website by clicking on the ‘Check Payment Status’. You will have to enter the PNR number and press submit.


Know all about the Mahabhulekh satbara utara or 7/12 extract

7/12 online: How to verify digitally signed satbara utara, 8A extract and property card? 

Property owners can also verify the digitally signed documents including 7/12 utara and 8A extract and property card. Since all these documents can be used for legal purposes, it is important that you verify the extracts before presenting it in a court of law.

Step 1: Visit the Aaple Abhilekh Portal.

Step 2: To verify the 7/12 utara, click on Verify 7/12.

Step 3: Enter the verification number and click ‘submit’ as seen in the picture below. The results will be displayed on the screen.


Know all about the Mahabhulekh satbara utara or 7/12 extract


Additionally, to verify 8A extract, click on Verify 8A. 


Know all about the Mahabhulekh satbara utara or 7/12 extract


To verify the Ferfar, click on Verify Ferfar and enter the verification number.


To verify the Ferfar, click on Verify Ferfar and enter the verification number. To verify the property card, click on verify property card and enter the verification number


To verify the property card, click on Verify Property Card and enter the verification number.


Know all about the Mahabhulekh satbara utara or 7/12 extract

7/12 utara: How to apply for mutation (updation)?

 7/12 online mutation: Steps to follow

If the land owner finds any discrepancy or errors in the information in the online Mahabhulekh 7/12 and in the handwritten information in the 7/12 utara Maharashtra, he/she can apply for correction online. The errors may include:

  • Total area of ​​7/12 utara Maharashtra
  • Unit of area
  • Name of the account holder
  • Area of ​​the account holder

Here is how to apply for correction and updating of land records in 7/12 utara Maharashtra:

Step 1: Visit the E-Rights portal at and create an account by clicking on ‘Procced to Login’ at the bottom of the page.


Know all about the satbara utara 7/12 extract


Know all about the satbara utara 7/12 extract


Know all about the satbara utara 7/12 extract


Step 2: Login to the portal and select the ‘७/१२ Mutations’ option, to start land record mutation entry.


Know all about the satbara utara 7/12 extract


Step 3: You will get a pop-up message requesting to select the proper ‘Role’ of the user in 7/12 utara maharashtra. There are three roles in which data entry can be done: Citizen, Bank/society and Others. The applicant should be very sure before selecting the role, because certain mutation types are restricted to specific roles only. For example, under the ‘Citizen’ role, one can do the following:

  • Add heirs
  • Remove the name of a guardian
  • Remove HUF name
  • Add/remove a will
  • Remove the name of a deceased person
  • Change the trustee name.


Step 4: Submit the details to register the changes made in the 7/12 utara Maharashtra land records.

Note that when you log on to the Public Data Entry (PDE) portal on, complete the PDE and use the eStepin facility for registration. Doing this will prevent crowding at the SRO during this Coronavirus pandemic, thus, ensuring your safety. One can rebook the slot two times through eStepin at Any slot that has been booked for a particular day is valid for the entire day. Citizens are allowed to book slots on the same day, if there is an availability. 


Know all about the satbara utara 7/12 extract


Also, note that Mumbai suburban citizens can view the property card and get the name from the EPICS server during data entry.

7/12 offline mutation: Steps to follow

If you are unable to add or delete the name of heirs or new buyers in the Mahabhulekh 7/12 utara document online, it is important that you submit the request in person, at the tehsildar’s office. For this, attach a copy of the sale deed and 7/12 utara document downloaded from ‘Aaple Abhilekh’. Once approved, the mutation entry with regard to the 7/12 utara, will be taken in your name. For further guidance on 712 utara, you can also consult a property lawyer.

Note that no fees are to be paid for any mutation to be taken on RoR. For any official purposes, digitally signed RoRs are legally valid and there is no need for a physical paper copy.

The mutation application status of property card can be accessed by clicking on ‘PR Card Application Status’.


Know all about the satbara utara 7/12 extract


You will be led to the next page where you have to enter the application incoming number. This satbara utara page can be accessed in Marathi and English. 


Know all about the satbara utara 7/12 extract

7/12 utara: Information on E-Peek Pahani mobile app

To register the crops, farmers can make use of the ‘E-Peek Pahani’ app that can be downloaded from the Google Play store.


Know all about the satbara utara 7/12 extract


Once downloaded, if you scroll to the left twice, you will get information on Satbara utara and 8-A. Firstly, register in the app by providing the required information and a login ID and password. Then, enter all the details about the area of land in hectares, the season, area for showing the crops, etc. and finally add the photo of the crop and submit the information. All the information provided will be scrutinised by the talathi officials and then, recorded on Satbara online.

7/12 utara: How can I remove a name from Mahabhulekh?

To remove a name from Satbara utara Maharashtra, you have to contact the local tahsildar and provide him with supporting documents. For instance, if the purpose is dead, among other documents you have to support is the death certificate of the person. Also, if the person whose name you are getting removed from the satbara utara Maharashtra, has legal heirs, then you have to get a no objection certificate from them before proceeding.

What to do if name is removed from 7/12 utara or satbara utara Maharashtra fraudulently?

Firstly, you have to lodge a complaint with the authorities because the name cannot be removed from the 7/12 utara or satbara utara Maharashtra without submission of valid documents. Also, experts suggest that even after the removal of a person’s name, the mutation entry in the 7/12 utara exists. By applying for access to the mutation record, one can get to know of the documents that have been used for removing the name. If you are still not satisfied, you can apply for a certified copy of 7/12 utara in the Tehsildar’s office and legally scan through the copy and finally challenge it with legal help on the basis of your findings.

MahaBhulekh mobile app: Beware

Land owners should remain alert against various scam apps listed as MahaBhulekh on the Google Play Store . There is NO OFFICIAL MOBILE APP of MahaBhulekh portal except E-Peek Pahani mobile app and all the information required for the 7/12 online document, mutation, etc., should be searched on only. These mobile apps have been created by private entities and individuals, which could corrupt your mobile phone data or damage the device through malware.


7/12 online latest updates   

August 31, 2021:

Free Satbara to farmers in September 2021

In the interest of the farmers, the Maharashtra government’s Mahabhulekh 7/12 is providing them with free Satbara, in September 2021. At the start of the ‘e-peek survey’, revenue minister Balasaheb Thorat mentioned that all farmers should look into the free Satbara with great detail and take corrective measures immediately, in case of any error. Also, all unnecessary details that are asked for, in farmers’ satbara, will be removed to make the process simpler. Additionally, the ‘Aath A’ form will also be available online. Once updated, all changes made in the Satbara transactions will be available as part of 7/12 online easily.


MahaBhulekh: Contact information

Maha Bhulekh can be contacted at:

Office of the Commissioner and Director Land Records,

3rd Floor, New Administrative Building, Opposite Council Hall, Pune

Tel: 020-26050006,


Any feedback for Mahabhulekh 7/12 can be mailed at



What is 7/12 utara?

The 7/12 utara is an extract from a land register, which gives complete details of a particular plot.

Where is 7/12 utara Maharashtra used?

7/12 utara Maharashtra works as a legal document. It is one of the important documents that banks ask for if you plan to raise a loan against such property.

How to obtain online 7/12 download ?

You can get 7/12 online from the Mahabhulekh 7/12 portal.

(With additional inputs from Amit Sethi)


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