Satbara Utara (7/12) and 8A Maharashtra: View and Download Online (2026 Guide)

At a glance

Maharashtra splits online land records into two services. Mahabhulekh lets anyone view the current 7/12 and 8A for information. The digitally signed service on Mahabhumi issues copies that carry a digital signature, a QR code and a 16-digit reference number that offices can use to check authenticity.

What the 7/12 contains: Form VII and Form XII

The name "seven-twelve" comes from the two village forms printed together on one sheet.

Form VII (record of rights). The upper part identifies the land and the people with rights in it. It shows the village, the survey number or Gat (गट) number and any Hissa (हिस्सा) or sub-division, the area and its assessment, the occupant class, the names of the holders and their Khate (खाते) or account number, and an "other rights" area where loans, tenancies, restrictions and similar interests are noted. Each name or interest is usually followed by a mutation entry number in brackets, which tells you which ferfar entry put it there.

Form XII (crop register). The lower part records cultivation: the season, crops grown, the area under each crop, irrigation source and fallow land. It is useful evidence of whether the land is actually farmed and whether it is irrigated, which matters for valuation and for checking the seller's story.

Area on Maharashtra 7/12 extracts is usually shown in hectares and ares. If the seller quotes in acres or guntha, convert using our guide to land measurement units in India.

8A and ferfar (mutation entries)

8A (Khata extract). Where the 7/12 is plot-wise, the 8A is holder-wise. It lists every survey or Gat number held under one account in the village, with the total area and the land revenue due. It helps you see whether the seller holds other land in the village, and whether the account is shared with relatives.

Ferfar (फेरफार). The ferfar, or mutation register, is the history behind the 7/12. Every change, whether a sale, inheritance, gift, partition, loan charge or its release, is first written as a mutation entry by the Talathi (तलाठी). Notice is given to interested persons, and the entry is then certified or rejected by the revenue officer, usually the Circle Officer. Only after certification does the change show on the 7/12. The digitally signed service issues copies of ferfar entries as well as the 7/12 and 8A.

For a buyer, the ferfar matters more than the current 7/12, because it shows how the present holder got the land. Our mutation guide explains the process in more depth.

Step by step: view 7/12 free

1. Open bhulekh.mahabhumi.gov.in.
2. Choose your division, then the district, taluka and village.
3. Choose 7/12 or 8A.
4. Search by survey or Gat number. You can also search by holder name, but names are often recorded in Marathi, so try spelling variants.
5. Enter your mobile number if asked, complete the captcha and open the extract.
6. Note every mutation entry number shown in brackets next to names and in the other rights column. You will need them to pull the ferfar.

The free view is for information only and is not a certified copy. Use it to screen land, not to complete a transaction.

Step by step: digitally signed copy

1. Open digitalsatbara.mahabhumi.gov.in and register or sign in with your mobile number.
2. Add balance to your account using the online payment option.
3. Choose the document: 7/12, 8A or ferfar.
4. Pick the district, taluka and village, then enter the survey or Gat number (for ferfar, the mutation entry number).
5. Download the signed PDF. Rs 15 per extract is deducted from your balance, per the December 2025 announcement.
6. Keep the original PDF. The QR code and 16-digit number let a bank or registrar check it against the state record.

The state said in December 2025 that these digitally signed extracts are valid for government, banking and court purposes without a Talathi's signature or stamp. Some offices may still ask for their own copy, so confirm in advance.

Reading a 7/12 as a buyer

• Holders. Every holder listed in Form VII is normally a necessary party to the sale. Check that all of them, or their legal heirs, are signing.
• Occupant class. The occupant class tells you whether the land can be sold freely or needs permission first. Restricted classes, such as land granted by the state or held under tenancy, can need Collector approval. See our agricultural land rules for Maharashtra.
• Other rights column. Bank loans, cooperative society charges, tenancy or pending court orders appear here. Ask for a release entry for each loan.
• Crop entries. Recent Form XII entries help confirm whether the land is farmed and irrigated.
• Mutation history. Pull each ferfar referenced on the 7/12 and read them in order. A gap or a rejected entry needs an explanation.

Match the extract to the ground using the village map; our guide to Bhu Naksha cadastral maps covers this.

What to check before you rely on it

• Uncertified entries. A mutation that is noted but not yet certified can still be rejected. Do not treat it as final.
• Name mismatch. The seller's name on the 7/12, the 8A and the sale draft should match. Spelling issues in Marathi and English are common; get them corrected first using our guide to correcting errors in online land records.
• Area mismatch. Compare the 7/12 area, the 8A total and the area being sold.
• Old free printouts. A printout someone else made on an earlier date may be out of date. Pull your own extract on the day you decide.
• Record is not title. The 7/12 records revenue rights, not final title. Have a local advocate trace the registered deeds, as set out in our 30-year chain of title guide.

Frequently Asked Questions

Sources

• Revenue Department, Maharashtra: Mahabhulekh land records portal
• Revenue Department, Maharashtra: Digitally signed 7/12, 8A and ferfar service
• Settlement Commissioner and Director of Land Records, Maharashtra: Mahabhumi
• India Code: Information Technology Act, 2000
• Department of Land Resources, Government of India: Digital India Land Records Modernization Programme