What Is the 7/12 Extract?
The 7/12 extract (pronounced saat baara, officially called Satbara Utara) is the most important land record document in Maharashtra. The name comes from:
7
Register 7 — Ownership Rights
Contains the names of all owners and their rights over the land — who holds title, in what share, and by what mode (purchase, inheritance, gift, government allotment)
12
Register 12 — Cultivation & Land Details
Contains land use details — whether the land is irrigated or dry, what crops are grown, who is in actual possession, and the survey number details
Together, they give a complete picture of the land — its ownership, physical characteristics, and usage. The combined document (7/12 extract) is the starting point for any land or plot due diligence in Maharashtra.
How to Access the 7/12 Extract Online
mahabhunaksha.gov.in
Maharashtra land records and maps portal — digitally signed 7/12 available here. Legal evidentiary value.
mahabhumi.gov.in
Alternative Maharashtra land record portal — same records, different interface.
digitalsatbara.maharashtra.gov.in
Dedicated Satbara portal — search by district, taluka, village, survey number.
BhumiMitra app (mobile)
Maharashtra government app for on-the-go land record verification.
1
Go to mahabhunaksha.gov.in or mahabhumi.gov.in
Navigate to the 7/12 section — usually labelled "Digital Satbara" or "Land Records."
2
Select your district
Maharashtra has 36 districts. Select the correct one for the land parcel you are checking.
3
Select taluka
Each district is divided into talukas — select the correct one.
4
Select village
The village under which the land's survey number falls (revenue village — may differ from common name).
5
Enter survey number
The Gat number (survey number) of the land parcel. You should have this from the seller's documents.
6
View and download the extract
The digitally signed extract shows all Register 7 (ownership) and Register 12 (land details) information.
7
Save with date
The extract date matters — land records can change. Save a dated copy for your due diligence records.
Reading the 7/12 — What Each Field Means
Field (Maharashtra term)
What It Means / What to Check
Gat / Survey Number
Unique identifier for this land parcel. Must match the documents you have. Discrepancy = investigate.
Area (Hectares / Ares)
Total area of the parcel. 1 Hectare = 2.47 acres. Verify against what is being sold.
Khatadar (Owner) Name
The registered owner(s). The seller must be the Khatadar, or must have title through a registered chain from the Khatadar.
Share
Each co-owner's fractional share. All co-owners must consent to any sale.
Mode of Acquisition
How the owner acquired the land — purchase (sale), inheritance (varas), gift (bakshispatra), government allotment (government grant).
Pot Kharaba / Potkar
Encumbrance or loan recorded against the land. Any entry here is a concern — investigate and ensure it is cleared before sale.
Land Type (Jirayat / Bagayat)
Dry land (Jirayat) vs irrigated land (Bagayat). Affects agricultural value and CLU requirements.
Land Use Classification
Agricultural / Non-agricultural (NA). For any residential/commercial development, the land must be classified as NA. Agricultural land being sold for non-agricultural use without NA conversion = problem.
Kasht (Cultivation details)
Who is in actual cultivation/possession. If this differs from the owner, investigate why.
Other Rights / Encumbrances
Any court orders, government reservations, easements, or other rights. Very important to review.
NA Order — The Critical Conversion for Development
Any land that is classified as "Agricultural" in the 7/12 cannot legally be developed for residential or commercial purposes without first obtaining a Non-Agricultural (NA) order from the Revenue Authority.
Developer Claims vs 7/12 Reality
Common scenario in Maharashtra: A developer shows buyers an impressive project brochure in a semi-urban location. The 7/12 still shows the land as "Agricultural" with no NA order. The developer says "NA is applied for — don't worry."
Risk: Without the NA order, the project is unauthorised development on agricultural land. Banks cannot lend. OC may not be issued. Future sale is nearly impossible. RERA registration on agricultural land without NA order is itself a problem.
Agent's Check: Always Verify NA Status
Before recommending any development project in Maharashtra (especially in Pune, Nashik, Thane hinterland, or Konkan areas): (1) Check 7/12 for land classification; (2) If agricultural — verify the NA order is obtained; (3) NA order should be filed with RERA registration — check the portal. A project where the 7/12 still shows agricultural land without NA = do not recommend.
7/12 vs EC — What Each Shows
Aspect
7/12 Extract
Encumbrance Certificate (EC)
Source
Revenue Department / Talathi
Sub-Registrar's office
Shows
Ownership, land type, area, encumbrances in revenue records
All registered transactions, mortgages, charges
Coverage
Revenue record encumbrances
Registered document-based encumbrances only
Portal
mahabhunaksha.gov.in
Sub-Registrar office / igrmaharashtra.gov.in
For plots/land
Essential — start here
Also needed for registered charges
For apartments
Project-level check (developer's land)
Individual unit check
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