Every column of the 7/12 explained, how to get the digitally signed copy, what the 8A and ferfar add, what a 7/12 can never prove, and the red flags to catch before a client pays a token.
A 7/12 extract (Satbara Utara) is Maharashtra's revenue record for one land parcel: Form VII lists occupants, tenure, area and other rights; Form XII records crops. View it free on bhulekh.mahabhumi.gov.in and download the digitally signed copy from digitalsatbara.mahabhumi.gov.in. It shows rights and encumbrances, but it does not prove title.
RERACertified™ Professional (RCP) with the Maharashtra track covers the RERA Act, MahaRERA rules and property due diligence, with a final exam and a verifiable certificate. RERACertified sells this course. RCP is a private certification and does not replace MahaRERA agent registration or the MahaRERA Certificate of Competency.
See the Maharashtra RCP track — ₹4,999 →| Item | Detail |
|---|---|
| What it is | Extract of Village Form VII (record of rights) and Village Form XII (register of crops) for one survey/Gat number |
| Legal basis | Maharashtra Land Revenue Code, 1966 and the Maharashtra Land Revenue (Record of Rights and Registers) Rules, 1971 |
| Free view | bhulekh.mahabhumi.gov.in (computerised 7/12 without digital signature, for information) |
| Signed copy | digitalsatbara.mahabhumi.gov.in; reported fee ₹15 per extract (confirm on the portal) |
| Companion records | 8A extract (holding), ferfar / Form VI (mutations), property card (urban), Index II (registered deeds) |
| Does not prove | Title, or permission for non-agricultural use |
"Saat-baara" names the two village forms printed together for a single parcel.
Labels are in Marathi on the real extract. Here is each box, in the order you meet it, and what to check.
| Box (Marathi term) | What it shows | What to check |
|---|---|---|
| Form VII: record of rights | ||
| Village, taluka, district | Revenue location of the parcel | Matches the sale papers and site |
| Survey / Gat no. (Bhumapan kramank) and sub-division (Upvibhag / hissa) | Unique parcel number | Exact match, including hissa; old survey vs new Gat numbers reconciled |
| Tenure (Bhudharana paddhati) | Occupant Class I, Occupant Class II, or government lessee | Class II or lease land needs Collector/government permission (often a nazrana payment) to transfer |
| Occupant names (Bhogvatadarache nav) and khate no. | Current holders, their account number (links to 8A), and the mutation number next to each name | All co-holders must join the sale; deleted names appear struck through or bracketed |
| Tenant (Kulache nav) | Recorded tenant, if any | A tenant entry brings tenancy-law rights; take legal advice |
| Area (Kshetra), in hectare-are (H.R.) | Cultivable area, e.g. 1.20.00 = 1 hectare 20 ares | 1 are = 100 sq m; 1 hectare ≈ 2.47 acres; compare with what is advertised |
| Pot kharab | Area unfit for cultivation: Class (a) rock, nala, farm buildings; Class (b) public use such as roads, footpaths | Class (b) land is not the seller's to sell as usable plot area. Pot kharab is not a loan entry |
| Assessment (Akarni) and Judi / special assessment | Land revenue charged | Judi often signals former inam/grant land with its own conditions |
| Other rights (Itar adhikar) | Loans (boja), bank or co-operative charges, government dues, tenancy sections, restricted-transfer notes, court cases, reservations, easements, heirs | The single most important box. Every line needs a clearance letter, permission or legal view |
| Mutation numbers (Ferfar kramank) | Numbers of the Form VI entries that created each line | Pull each ferfar; a pending or uncertified entry is not final |
| Form XII: register of crops | ||
| Year, season, crop, area (Varsh, Hangam, Pik) | Kharif / rabi crops, irrigated or rain-fed area, water source, fallow land | Recent entries exist and match what the seller says |
| Cultivator (Jamin kasnaryache nav) | Who is actually farming | A name other than the occupant can mean a tenant or possession claim |
8A (Village Form VIII-A) is the holding register: every survey number under one khate in the village, with total area and revenue due. Use it to confirm the seller's total holding.
Ferfar (Village Form VI, the mutation register) explains why the 7/12 says what it says. Each sale, inheritance, partition, loan or court order gets a numbered entry, a public notice and a 15-day objection window before a revenue officer certifies it. Pending notices appear on Mahabhumi's Aapli Chawadi service.
Practical rule: pull the ferfar behind every current name and every Other rights line.
An illustrative extract (names and numbers made up) for land in Haveli taluka, Pune, advertised as "3 acres, clear title, ready for plotting".
| Gat no. / hissa | 214 / 2 |
| Tenure | Occupant Class II |
| Occupants (khate 389) | Ramesh S. Patil (3105), Sunita R. Patil (3105); [Shankar G. Patil] (3105) |
| Area (H.R.) | Cultivable 1.15.00; pot kharab (a) 0.02.00, (b) 0.03.00 |
| Other rights | Boja: crop loan, district co-operative bank (2987); 4521, pencil |
| Form XII, last season | Rabi, jowar 1.15.00, rain-fed; cultivator: Vilas K. More |
What a trained reader concludes in five minutes:
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Open the Dictionary → Get the PDF · ₹499The cheapest moment to find a problem is before the client pays a token. After that, money is stuck and you are the person the buyer blames. An agent who reads the 7/12, 8A and ferfar on day one says "this needs Collector permission first" instead of finding out at the bank.
It also protects you. Section 10 of the RERA Act bars agents from false representations. Calling land "clear" when Other rights shows a loan invites complaints, and collapsed deals mean commission disputes.
For buyers, the takeaway is simple: ask your agent for the signed 7/12, 8A and the ferfar behind every name, then have a lawyer do the title search. Compare how land records work in another state in our Fard and Jamabandi guide for Punjab, and see the legal side of practising in the state in How to Become a RERA Agent in Maharashtra and our Maharashtra track.
RERACertified™ Pro with the Maharashtra track covers the RERA Act, MahaRERA practice and property due diligence, so you can advise land and flat buyers with confidence.
Enroll in RERACertified™ Pro — ₹4,999 →RERACertified sells this course. RERACertified™ Pro is a private certification and does not replace state RERA agent registration.