7/12 online Maharashtra — how to view, download & read your utara
The 7/12 is Maharashtra's official land record — owner, area, crops, loans, and rights of way. Here is how to view and download it online, and what to check before buying.
What is a 7/12?
The 7/12 (satbara utara) is Maharashtra's official extract of the land record. It lists the owner, the survey number, the area, the land use, crops (if agricultural), and any loans or encumbrances. It is issued by the talathi and is the first document to check before any property transaction.
How to view 7/12 online
Go to mahabhulekh.maharashtra.gov.in, select the district, taluka, and village, then enter the survey number. The 7/12 utara appears instantly — no login, no fee. The extract shows all eight columns in one view.
How to download
Click 'Download 7/12' on the result page. The PDF is free and official. Save it with the survey number and date — you'll need it for any property transaction, loan application, or mutation.
Reading the extract
Column 1: survey number. Column 2: owner name and share. Column 3: area. Column 4: land use (agricultural / non-agricultural). Column 5: crops. Column 6: loan details. Column 7: encumbrances. Column 8: rights of way. Read all eight before relying on the record.
Common mistakes
Buying without reading the 7/12, assuming the seller is the owner (check for joint ownership in column 2), ignoring encumbrances in column 7, and not verifying the survey number against the actual plot boundaries.
7/12 vs 8A vs property card
The 7/12 is the land record (owner, area, crops, encumbrances). The 8A is the mutation register — it records ownership changes. The property card is the digital version of the 7/12. All three tell different parts of the story — check all before buying.
Real questions, real answers.
How do I read a 7/12?
+
The first 7 columns are land details (survey number, area, owner, land use). The 12 columns are rights and encumbrances. We share a sample 7/12 with a line-by-line annotation.
Is the 7/12 free online?
+
Yes — mahabhulekh.maharashtra.gov.in is free. No login, no fee.
What is the difference between 7/12 and 8A?
+
The 7/12 is the land record (owner, area, crops, encumbrances). The 8A is the mutation register — it records ownership changes. Both are needed for a full picture.
Can I download the 7/12 as PDF?
+
Yes — click 'Download 7/12' on the result page. The PDF is free and official.
What if the 7/12 shows a different owner?
+
The 7/12 lists the current record owner. If it doesn't match the seller's name, the seller needs to do a mutation (8A) first. Don't buy until the name matches.
Next step