वारस नोंद (varas nond — heirship mutation) moves a deceased account holder’s land into the legal heirs’ names on the village record. You apply online through the e-Hakk Pranali on pdeigr.maharashtra.gov.in — the Public Data Entry portal — or on paper with the Talathi, and the law expects the death to be reported within three months. The online application itself carries no government fee; the real costs are the ₹100 stamp paper for the heirship affidavit and the court-fee stamp on a paper application. After you submit, the Talathi enters a ferfar, a 15-day public notice runs on the village notice board, and the certifying officer approves the entry — typically 15–30 days end to end when nobody objects. This guide covers the documents, every e-Hakk screen, and what to check afterwards.
What varas nond is — and the three-month rule
When a खातेदार (khatedar — the recorded account holder) dies, the 7/12 utara still shows their name until someone acts. Varas nond is the mutation entry in Village Form VI that records the legal heirs in their place — the same ferfar pipeline that handles sales and loan charges, applied to inheritance. Under the Maharashtra Land Revenue Code, 1966, whoever acquires a right in land must report it, and for inheritance the working deadline is three months from the death.
Two things the deadline does not mean. First, missing it does not cancel the heirs’ rights — a delayed application is still accepted, so if years have passed, apply now rather than assuming the door is shut. Second, filing within three months does not by itself decide ownership: the mutation updates the revenue record, while genuine title disputes belong to the civil court. What the delay does cost you is practical — land standing in a dead person’s name cannot be sold cleanly, banks refuse crop loans against it, government scheme benefits and compensation get stuck, and every year of silence makes a later family dispute more likely.
One boundary worth knowing: varas nond through e-Hakk covers land on the 7/12. For a house or gharthan plot within gram panchayat limits, the heirship entry goes into the panchayat’s property register instead — a written application to the Sarpanch and Gramsevak with the death certificate and the घरठाण उतारा (house-register extract). Same idea, different office.
Varas nond documents: the full checklist
Gather these before you open the portal — the application asks for uploads midway and there is no save-and-return worth relying on:
| Document | Notes |
|---|---|
| मृत्यू दाखला (death certificate) | From the gram panchayat or municipal body where the death was registered |
| Current 7/12 and 8A utara | In the deceased’s name — this is how the portal matches the khata |
| Heirship affidavit (शपथपत्र) | On stamp paper (₹100 is the standard denomination) — contents below |
| Aadhaar copies | Applicant and, ideally, every heir |
| Ration card | Household-composition evidence supporting the heir list |
| Last pension receipt | Only if the deceased drew a pension |
| Service book / departmental letter | Only if the deceased was a government employee |
The affidavit is the document the Talathi leans on hardest. It must state the deceased’s name and date of death, the survey/gat numbers of the land, and — critically — the name, age, address and relationship of every legal heir, sworn by the applicant and ideally verified by the police patil or sarpanch. People searching for a varas nond form PDF are usually looking for this plus the application itself; the application is a plain one-page request — to the Talathi of the village, subject “वारस नोंद होणेबाबत”, with the deceased’s name, death date, plot numbers and the heir list — with a court-fee stamp affixed for the offline route. There is no secret government template: any clearly written application containing those fields is accepted, so don’t pay a portal for a downloadable form.
Apply online: e-Hakk step-by-step
The e-Hakk Pranali (ई-हक्क प्रणाली) is the public data-entry channel that feeds mutation applications straight to the Talathi’s queue. The flow on pdeigr.maharashtra.gov.in:
- Open the portal and choose Proceed to Login, then create a new user — username, mobile number, email, PIN code and address (PAN is asked for in the profile fields)
- Log in and select 7/12 mutations from the Details page
- Pick the applicant type — citizen (नागरिक) rather than bank — and continue
- Click नवीन अर्ज (new application) and select your district, taluka and village
- From the mutation types, choose वारस नोंद (heirship)
- Fill the applicant’s information — name, address, mobile, and whether you are yourself one of the heirs
- Search the deceased khatedar by name or khata number, select the right account and the survey/gat group, and enter the date of death
- Confirm the property details the screen pulls up — wrong khata selected here means a rejected application later
- Add every heir: full name as on Aadhaar, age, address, and relationship to the deceased
- Upload the scans — death certificate, affidavit, Aadhaar, ration card, 8A — and tick the consent declaration
- Preview the application, correct anything misspelled (names here flow verbatim to the 7/12), then hit माहिती पाठवा (submit)
- Note the application/reference number — it is your handle for every follow-up
If the portal frustrates you — it is functional but dated — the offline route is the same application handed to the Talathi in person, with the court-fee stamp. Either way the file lands on the same desk. The Aaple Sarkar service-centre route (aaplesarkar.mahaonline.gov.in) also accepts heirship-certificate applications, but for the 7/12 mutation itself, e-Hakk or the Talathi is the direct path.
Fees, and how many days it takes
Fees: the e-Hakk application is free — no government charge is collected for filing a varas nond, and no fee notification says otherwise (we found no dated GR prescribing one). Your out-of-pocket costs are the affidavit’s stamp paper (₹100 in common practice), the court-fee stamp for a paper application, and photocopying. Anyone quoting thousands of rupees “for the nond” is charging you for walking to an office you can reach yourself.
Timeline — वारस नोंद किती दिवसात होते? The floor is fixed by law: the public notice must stay open at least 15 days before the entry can be certified. Around that minimum, uncontested applications with clean papers are certified in 15–30 days; counting the Talathi’s verification of the death certificate and heir list, a 30-day end-to-end estimate is realistic, and some cases run longer where records need reconciling. An objection stops the clock entirely — the entry becomes a disputed case and waits for a hearing. If nothing has moved after 30 days and no objection exists, ask the Talathi in writing, quoting your application number, and escalate to the Circle Officer and Tahsildar the same way an ordinary stalled ferfar is chased.
After you submit: Talathi → notice → certified ferfar
Submission is the start, not the end. The pipeline your application enters:
- Talathi verification — the Talathi checks the death certificate against the khata, the affidavit against the heir list, and enters a ferfar (mutation entry) in Village Form VI
- Public notice — the proposed entry is published for a minimum of 15 days on the village notice board and the Aapli Chawadi digital notice board, naming the deceased, the heirs and the survey/gat numbers, with a last date for objections
- Objection window — any interested person (a left-out heir, a buyer, a lender) can file a हरकत (objection) with the Talathi or Circle Officer before that date
- Certification — if no objection lands, the certifying officer (Circle Officer / मंडळ अधिकारी) certifies the ferfar; if one does, the entry goes to the disputed-cases register for a hearing first
- 7/12 update — the certified ferfar number is posted against the plot and the heirs’ names replace the deceased’s on the record
You can watch steps 2–4 happen from your phone: the ferfar status guide walks through finding your entry on Aapli Chawadi village-wise and reading the notice fields. Your varas nond status is exactly the status of that ferfar — प्रलंबित (pending) during the notice, मंजूर (certified) when done.
Verify the new names on your 7/12
Certification is not the finish line either — the finish line is the record itself. Pull a fresh 7/12 utara and check three things: every heir’s name is present and spelled exactly as in the affidavit and Aadhaar (a spelling slip today is a correction application next year), the new ferfar number appears in the mutation column, and the deceased’s name is gone. For anything you’ll show a bank or a buyer, download the digitally signed copies of the 7/12 and the certified ferfar from digitalsatbara.mahabhumi.gov.in (₹15 per signed document). The 8A account statement should reflect the new holders too.
Married daughters, wills and the cases people get wrong
Married daughters are Class-I heirs. Since the Hindu Succession (Amendment) Act, 2005, daughters hold the same share as sons — marriage changes nothing. Their names go in the heir list and the affidavit like everyone else’s. Omitting a married daughter “because she has her sasar now” is the single most common defect in varas nond applications: it is a ready ground for objection, and an entry certified over a hidden heir can be reopened and litigated years later. A daughter who genuinely wants to step aside must execute a registered release deed (हक्कसोड पत्र) — a signature on a family understanding is not enough. How the release and the partition deed fit alongside varas nond — and which of the three routes your family actually needs — is compared in the vadiloparjit jamin guide.
The other special cases, briefly: where the deceased left a will, the entry proceeds on the will rather than the intestate heir list — attach it. Legally adopted children inherit exactly as biological children. Children of a second or invalid marriage still have rights in the father’s property under settled law — they belong in the heir list. Grandchildren are recorded directly only when their parent — the deceased’s direct heir — has also died; otherwise the parent is the heir. And where the deceased held agricultural land in multiple villages, each village’s Talathi needs its own application — one death, several ferfars.
Objections, disputes and rejected entries
If someone files an objection during the 15-day window, the entry moves to the disputed-cases process: the Circle Officer (or Aval Karkun) summons both sides, takes documents, and decides whether to certify, modify or refuse the entry. Attend with your affidavit, the death certificate and anything showing the heir list is complete. Remember the ceiling on this forum’s power: revenue officers decide what the record should say, not who owns the land — a genuine succession fight (a contested will, a disputed adoption, an alleged sale before death) ends up in civil court, and the mutation waits for or follows that outcome.
If your entry is rejected, insist on the written order with reasons. Most rejections are curable defects — an heir missing from the affidavit, a death certificate that doesn’t match the khata name, an unsigned upload — and re-applying with the defect fixed is usually faster than appealing. Where the Talathi simply refuses to accept or act on an application, a written complaint to the Tahsildar gets it moving; wrongly recorded names after certification go up the appeal ladder to the Sub-Divisional Officer under the MLRC’s appeal provisions.
A varas nond you filed in August can be certified — or contested — in September, and nobody will call to tell you. BhuMe watches your survey number, alerts you on WhatsApp when the heirship ferfar or a notice appears against it, and fetches the digitally signed 7/12, 8A and ferfar with the Marathi names handled — so the record your family depends on never changes without you knowing.