Updated: 3 October 2026

In Maharashtra the record most people mean is the 7/12 utara (satbara). The free view is on the Mahabhulekh portal, bhulekh.mahabhumi.gov.in, and is unsigned. The digitally signed copy is downloaded from digitalsatbara.mahabhumi.gov.in, and that portal's own login page says a digitally signed 7/12, 8A or Property Card can be used for all official and legal purposes.

Use the free view to read your record. For a bank, court or registration, take the signed copy. The click path below comes from guides, so button names may differ slightly on the live portal.

What the Maharashtra records are

RecordWhat it showsWhere
7/12 utara (satbara)Survey or gat number, owner or kabjedar, area in hectares and ares, other rights (itar hakk) and encumbrances (boja) from Form VII, and crops sown in recent seasons from Form XII, as described by a secondary guideMahabhulekh (unsigned); Digital Satbara (signed)
8AListed on the portals next to 7/12Mahabhulekh; Digital Satbara
Property card (malmatta patrak)City survey property record. The Thane collector page lists it with 7/12 and 8A as available on MahabhulekhMahabhulekh; Digital Satbara

Click path on Mahabhulekh

  1. Open bhulekh.mahabhumi.gov.in.
  2. Pick the revenue division. Guides list Pune, Konkan, Nashik, Aurangabad (Chhatrapati Sambhajinagar), Amravati and Nagpur.
  3. Select district, taluka and village in that order.
  4. Choose 7/12 or 8A and enter the survey or gat number. If the number is not known, guides say the search also takes first name, surname or full name.
  5. The unsigned copy opens on screen and is free.

The step names above come from guides and may not match the buttons word for word.

Need help with land records, mutation or correction?

Signed copy, legal validity and fee

  • Digital Satbara issues digitally signed 7/12, 8A, Property Card, K-Prat and MH DIGI Maps, according to its login page.
  • Login is by username and password, or by mobile OTP, and new users can register. The two logins keep separate wallets with separate balances.
  • Money is deposited in advance through SBI ePay. The page says the deposit is non-refundable. Passwords reset every 90 days.
  • Fee: guides give ₹15 per document. The login page does not print a fee, so confirm the rate before paying.
  • A guide says the PDF carries a QR code and a 16-digit verification number. Another says the same portal checks a payment by PRN number and verifies signed documents.
  • Notice on the login page: some signed documents are unavailable from the evening of 1 October to 5 October for maintenance.

Map (bhu-naksha)

  • The mahabhumi.gov.in menu lists Bhunaksha. How it links to the 7/12 is not described, so search the village separately on both.
  • Digital Satbara also sells MH DIGI Maps as a signed document, per its login page.

Ferfar (mutation) after a sale or inheritance

  • The mahabhumi.gov.in menu lists e-ferfar and e-mojani. A guide gives mahabhumi.gov.in/mahabhumilink for mutation applications.
  • The 1acre guide says to file at the Talathi office with the registered deed, an ID proof and the previous 7/12, that objections are invited for 15 to 30 days, and that the entry is then recorded. Status can be tracked on Aaple Sarkar, it says.
  • The fee and time limit for ferfar are not published; ask at the Talathi office.
  • Pending entries appear on the digital notice board (e-chawadi), echawadicitizen.mahabhumi.gov.in. A guide says to choose department, district, taluka and village, then search by khata number or khatedar name.

Errors and contacts

  • To correct a wrong entry, the 1acre guide says to give a written application to the Talathi with papers such as the sale deed or succession certificate, and to go to the Tahsildar if it is not resolved.
  • The mahabhumi.gov.in menu has a Helpline item. A guide gives the office of the Commissioner and Director of Land Records, Pune, as 020-26050006; confirm it before relying on it.

Before relying on a 7/12

  • Read the itar hakk and boja columns. A guide says a clean record has both blank and shows crop entries season after season.
  • For a bank, court or registration, take a fresh signed copy from Digital Satbara rather than a printout of the free view.

Units and related pages

Area on the 7/12 is in hectares and ares, while talk in the village is often in guntha. The land area converter gives 40 guntha to an acre. The same land details are asked for in the Farmer Registry, for a Kisan Credit Card and for PM Kisan. For other states see land records for all states.

Sources

Land records by state