7/12 Extract (Satbara Utara): What It Shows, How to Read It and Download It Online

The 7/12 extract (saat-baara utara or satbara) is the basic land record in Maharashtra, and Gujarat uses a 7/12 too. Anyone buying land or a plot there should know how to read it. This guide explains what the 7/12 shows, what to look for, and how to download it online.

What is the 7/12 extract?

The name comes from two forms kept by the revenue department: Form VII, the record of rights (who holds the land and on what terms), and Form XII, the record of crops and land use. Together they form one extract for each survey or gat number, maintained by the village talathi.

How to read a 7/12: the main parts

• Survey or gat number and sub-division: identifies the exact piece of land.
• Area: usually in hectare-are (H.R.), with pot-kharaba (uncultivable land) shown separately.
• Occupant class: Bhogvatadar Class 1 or Class 2 (see below).
• Name of the holder: the current owner or owners.
• Tenancy and other rights: tenants, loans and charges (such as bank or society loans), and government restrictions.
• Mutation numbers: the ferfar entries that changed the record; each can be looked up.
• Crop details (Form XII): crops, irrigation and whether land is fallow or used for non-agricultural purposes.

Class 1 and Class 2 land

Bhogvatadar Class 1 land is held freely and can usually be sold without government permission. Bhogvatadar Class 2 land has restrictions on transfer (for example land granted by the government, inam land or tribal land) and usually needs permission from the Collector, sometimes with a premium. Developers and buyers should treat Class 2 land carefully and take legal advice.

How to download the 7/12 online

1. For a free view, go to the Mahabhumi Bhulekh portal (bhulekh.mahabhumi.gov.in), choose your division, district, taluka and village, and search by survey or gat number or by name.
2. For a digitally signed 7/12 that is valid for official use, use the Mahabhumi digital 7/12 service (digitalsatbara.mahabhumi.gov.in), pay the small fee online and download it.
3. In Gujarat, use AnyRoR (anyror.gujarat.gov.in) for the 7/12 and 8A.

7/12 vs 8A vs ferfar

What to check before buying

• The seller's name is on the 7/12, and all co-holders are part of the sale.
• No loans, court orders or restrictions are shown in the other rights column, or they will be cleared before sale.
• The land class and use match what you plan; a residential plot needs NA use or an approved layout. See our guide on NA conversion.
• Read the recent mutation entries, not only the current extract.

The 7/12 is a revenue record, not a title deed. A lawyer's title search through past documents is still essential. For other states, see our list of land record portals.

Frequently asked questions

What does 7/12 mean?

It refers to Form VII (record of rights) and Form XII (crop record) of the land revenue records, combined into one extract.

Is a 7/12 proof of ownership?

It is strong evidence of possession and rights recorded by the revenue department, but ownership is proved by the title documents. Check both.

Is a downloaded 7/12 valid?

The digitally signed 7/12 from the Mahabhumi digital service is valid for official purposes. The free online view is for information only.