What a 7/12 utara shows
The document has two halves:
- Form VII (गाव नमुना ७) — occupant’s name, khata number, area, tenure/occupancy class (bhogvatadar varg 1 or 2), rights, encumbrances (loans, mutations) and other remarks.
- Form XII (गाव नमुना १२) — crops grown per season, cultivable and non-cultivable area.
Together they answer the buyer’s core questions: who holds this land, how much of it, under what restrictions, and is anything registered against it?
View 7/12 online free (Mahabhulekh)
- Open bhulekh.mahabhumi.gov.in
- Select your division (Amravati, Aurangabad, Konkan, Nagpur, Nashik or Pune)
- Pick 7/12 and select your district, taluka and village
- Search by survey number / gat number (or by name)
- Enter the captcha and view the extract
The free copy is watermarked “for information only” — banks and courts will not accept it.
This portal is what people mean when they search Mahabhulekh 7/12 or simply satbara online — and if you typed 7/12 online Maharashtra, this is the official route. Under the Mahabhulekh 2.0 upgrade, records are also being linked to a unique land parcel identification number (ULPIN).
Download the digitally signed 7/12 (legally valid)
- Register on digitalsatbara.mahabhumi.gov.in
- Recharge your account (minimum ₹15 — one extract costs ₹15)
- Select district → taluka → village → survey/gat number
- Download the digitally signed PDF
This signed copy is popularly called the digital satbara, and the 7/12 download you get is a PDF that banks, courts and registration offices accept.
Full walkthrough with screenshots: how to download digitally signed 7/12, 8A, ferfar and property card.
7/12 vs Property Card vs 8A vs Index 2
| Document | Covers | Tells you |
|---|---|---|
| 7/12 utara | Rural land | Holder, area, tenure, encumbrances, crops |
| Property card | Urban (city survey) land | Owner and holding for city plots |
| 8A utara | Rural khata | All plots held under one khata (holding statement) |
| Index 2 | Registered transactions | What was registered (sale, gift, mortgage), parties and consideration |
If your search fails
- Name search returns nothing — the record stores names in Marathi script; try the survey number, or check spelling variants.
- Village missing from the dropdown — city-surveyed areas moved to the property card system.
- Old records (before digitisation) — pre-1950s to ~2005 records live on the Aaple Abhilekh portal (aapleabhilekh.mahabhumi.gov.in); the BhuMe app can fetch these for you.
- Portal down or slow — common at month-end; retry off-peak or use the app.
Keep watch on your 7/12
Entries change — mutations (ferfar), loans, heirship notes. BhuMe can monitor your survey number and alert you when anything on your 7/12 changes, and deliver the latest signed copy on WhatsApp.
