Key points
- The 7/12 combines form VII (rights) and form XII (crops and cultivation).
- You can view it for information on bhulekh.mahabhumi.gov.in.
- The Bhumi Abhilekh department's download page lists a ₹15 fee for a digitally signed 7/12.
- In cities, the property card plays the same role for non-agricultural land.
The short answer
The 7/12 (satbara) extract is Maharashtra's record of rights for land: form VII names the holders and their rights, and form XII records crops and cultivation. It is published by the state's Bhumi Abhilekh (land records) department through the Mahabhumi portals.
BuySellProperty is not a government site and cannot fetch a 7/12 for you. This guide explains how to use the official portals.
View a 7/12 for information
1. Open bhulekh.mahabhumi.gov.in and choose your division (vibhag).
2. Select 7/12, then the district, taluka and village.
3. Search by survey or gat number, or by the holder's name, and pick the entry.
4. Enter your mobile number and captcha. The extract opens on screen. This copy is for information only.
Download a digitally signed 7/12
For banks, courts and registration, use the digitally signed copy. The department's 7/12 download page lists a fee of ₹15 a copy. On the Digital Satbara portal you log in (registration or OTP), add money with Make Online Payment, then select district, taluka, village and survey number to download the signed PDF. Each signed copy carries a verification number that anyone can check on the same portal.
Menu names change from time to time; follow the screen when it differs.
What to read in it
Match the holders' names and shares with the seller, the survey or gat number and area with the sale deed, and look at the other rights column for loans, tenancy or government claims. Check the mutation (ferfar) entries to see how the current holders got the land, and the 8A extract for all the holdings of one account.
A land record is evidence of who holds and pays revenue on a piece of land; it is not a title deed. Before paying any token money, match the seller's name, share and plot number with the sale deeds, check that the latest mutation has gone through, and read the encumbrance or remarks entries for loans and court orders.
Common questions
Is a 7/12 needed for a flat?
Usually not. Flats in cities fall under the property card kept by the City Survey office and the society's records. The 7/12 matters for agricultural land and plots.
What is the difference between 7/12 and 8A?
The 7/12 is for one survey number; the 8A lists all the land held under one account (khata) in a village.
Can BuySellProperty download a 7/12 for me?
No. Only the state's portals issue it. We explain the steps and list land and plots for sale.
Sources
- Bhumi Abhilekh department, Maharashtra: 7/12 download page (fee ₹15), checked 6 November 2026
- Digital Satbara portal help (digitalsatbara.mahabhumi.gov.in), checked 6 November 2026
Last checked 2026-11-06.