7/12 Utara Online: How to Check Satbara and 8A in Maharashtra

To check a 7/12 utara online, open Mahabhulekh (bhulekh.mahabhumi.gov.in), pick 7/12, choose your district, taluka and village, search the survey or gat number, then enter a mobile number and the CAPTCHA. It is free and takes about five minutes. For a copy that banks and courts accept, download a digitally signed 7/12 from the Digital Satbara portal for a small fee.

What is a 7/12 utara, and what does it prove?

The 7/12 extract (satbara utara) is Maharashtra's record of rights for one piece of agricultural land. It joins two village forms: Form VII records the occupant, area, tenure and rights; Form XII records who cultivates the land and which crops were grown.

Its companion, the 8A, is account-wise. It lists every survey number held under one khata (holding account) in the village, with the total area and land revenue assessment.

What the 7/12 proves: who the revenue department currently records as occupant, how much land, under what tenure, and what loans or rights are noted against it. What it does not prove: ownership. Title comes from a registered sale deed, gift deed, partition, will or succession. The 7/12 should agree with those papers, and when it doesn't, that gap is what you need to fix.

Inside city limits, land often moves from the 7/12 to a property card with a CTS (city survey) number. If your plot is urban, check that instead.

How do you check your 7/12 online, step by step?

Mahabhulekh shows the 7/12 and 8A free. Each choice loads the next dropdown, so go slowly.

1. 1

   Open Mahabhulekh and pick the record

   Go to bhulekh.mahabhumi.gov.in. Choose 7/12 (it is selected by default) or 8A.
2. 2

   Choose district, then taluka, then village

   Pick the district (जिल्हा), wait for the taluka (तालुका) list to load, then pick the village (गाव). Use the village's revenue name, which can differ from the name people use.
3. 3

   Search the survey or gat number

   Choose to search by survey number and type its first part, for example 112 for gat 112/2. Press Search (शोधा). The portal lists every number starting with those digits, so pick yours, such as 112/2, from the dropdown.
4. 4

   Enter a mobile number and language

   Type a 10-digit Indian mobile number and choose Marathi or English for the display.
5. 5

   Type the CAPTCHA and submit

   Copy the six letters and digits exactly, upper and lower case as shown, and press Submit. Save the 7/12 as a PDF or screenshot with today's date visible.

For the 8A, the path is the same, but you search by khata number instead of survey number. If you are unsure which record your state uses, our land record finder points you to the right portal.

How do you read every column on the 7/12?

Form VII (top) covers ownership and rights; Form XII (bottom) covers crops. An illustrative example with invented names:

Owners and shares

Each name usually carries a number in brackets: that is the ferfar (mutation entry) that put it there. Names that were removed are shown crossed out or bracketed. Shares are often not written as fractions; co-owners entered by one inheritance ferfar are usually joint holders, and the entry itself tells you the split.

Area units

Area is in hectare, are and square metres, written like 0.80.00. One hectare is 100 are, one are is 100 square metres, and one guntha is about 1.01 are (40 guntha make an acre). Our land unit converter does the sums.

Ferfar numbers and remarks

The ferfar numbers are your audit trail. Newer extracts also print the last ferfar number and date, and flag any pending ferfar. A pending entry means a change is in process right now, which is exactly the moment to look.

How do you get a digitally signed 7/12 or 8A, and what does it cost?

Use the Digital Satbara portal (digitalsatbara.mahabhumi.gov.in). It issues digitally signed 7/12, 8A and property cards, and the portal states these "can be used for all official and legal purposes."

1. Register, then log in with a password or with OTP login on your mobile. The two logins have separate wallets.
2. Choose Make Online Payment and top up between ₹15 and ₹1,000 through SBI ePay. The portal's help file advises paying in multiples of ₹15, the cost of one download. Wallet money is not refundable, but any balance stays available for later downloads.
3. Select district, taluka and village, search and select the survey or gat number (or enter the khata number for 8A), and click Download. The fee is deducted from your wallet.

Each signed PDF has a verification number. Anyone, such as a bank or buyer, can enter it under the portal's verify option to pull an unsigned copy and confirm it matches. Property cards are currently free.

If you need an older 7/12 or a copy of a ferfar entry itself, the talathi's office or the tehsil record room issues certified copies, and an RTI application works when a request stalls.

What goes wrong on Mahabhulekh, and how do you fix it?

• The site won't load or shows maintenance. Mahabhulekh is often slow in Indian office hours and may not load from outside India at all. Try late evening or early morning India time, or ask someone in India.
• Your village isn't in the list. Talukas and districts have been split over the years. Try the neighbouring or newer taluka, and scroll the full list, since spellings differ.
• Your survey number isn't found. Search only the first part (112, not 112/2), then pick from the list. After consolidation, land is listed by gat number, not old survey number.
• Names are in Marathi. The record is written in Devanagari. Switch the display to English where offered, but search by number, not by name.
• CAPTCHA keeps failing. Upper and lower case matter. Refresh for a new image rather than guessing at 0 and O.
• "Enter a valid mobile number". The portal checks for a 10-digit Indian mobile number before it even looks at the CAPTCHA.

How do you spot a suspicious change, and what should you do?

Compare today's 7/12 with your last saved copy. Three things should worry you: a ferfar number you don't recognise, a name added or crossed out, or a changed area or share. A new loan in other rights is also worth a question.

In Maharashtra, a ferfar is written by the talathi in the mutation register (Village Form 6). Notice goes to people with an interest in the land, and the circle officer certifies it after hearing any objection. The state notifies 30 days for an undisputed mutation and up to 365 days for a disputed one, and mutation itself carries no fee.

That window is your chance. Aapli Chawdi (digitalsatbara.mahabhumi.gov.in/aaplichawdi), the revenue department's digital notice board, lists 7/12 ferfar notices by district, taluka and village. Check it if a pending ferfar appears.

What to do, in order:

1. Save evidence. Download the 7/12 and note the ferfar number and date.
2. Get the entry. Ask the talathi for a copy of that ferfar and the documents behind it, such as a sale deed or a power of attorney.
3. Object in writing. If it is still pending, file a written objection with the talathi or circle officer, with copies of your title papers.
4. Escalate if certified. A certified ferfar can be challenged before the revenue officers above, usually starting with the Sub-Divisional Officer, and strict time limits apply. Talk to a local property lawyer quickly.
5. Check registration too. A forged sale is registered first, so also check the encumbrance certificate and read up on how NRI property fraud usually works.

For how mutation works in general, read mutation, intkal and dakhil-kharij explained.

How do NRIs manage the 7/12 from abroad?

Mahabhulekh may block foreign networks and asks for an Indian mobile number, and the Digital Satbara wallet uses SBI ePay, which is easiest with Indian cards or netbanking. Keeping one Indian mobile number active in the family makes everything simpler.

You don't need a power of attorney for any of this. The 7/12 is a public record, so a trusted relative can look it up or download a signed copy with just the district, taluka, village and survey number. Ask them to send the PDF itself, not a photo, so you keep the verification number.

If a visit to the talathi or tehsil office is needed, a relative can collect certified copies with an authority letter. Only use a power of attorney for actions like selling or filing, and keep it narrow. Our India office hours planner helps you time calls with offices.

More on the state's records and risks is on our Maharashtra page.

How do you keep watch on your 7/12 without checking every week?

Checking by hand works if you do it on a schedule. Save a dated copy every few months, compare the ferfar numbers, and glance at Aapli Chawdi. The weak spot is the gap between checks: a ferfar can be noticed and certified within about a month.

PlotPehra checks the official 7/12 record every week and flags any new ferfar, name, share or area change. A real person reviews it and explains it in English and Marathi by email and WhatsApp. We also watch the land itself in Sentinel-2 satellite images, because a fence or new construction never shows up on the 7/12. All we need is the village and survey or gat number, and there's no power of attorney.