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Ferfar (Mutation) Maharashtra 2026: Online Check & Process

The 7/12 shows who owns the land today. Ferfar - the mutation diary - is how ownership got there and whether the latest change is actually on record. A clean-looking 7/12 with a pending Ferfar is unfinished business. Here is when mutation is needed, how e-ferfar works, and what we check before any plot purchase.

7 min read·10 Sept 2026·Arsa Construction

Ferfar (Mutation) Maharashtra 2026: Online Check & Process

1. What ferfar actually is

Ferfar (mutation) is the revenue record of every change to land rights: sale, inheritance, partition, gift, NA conversion, court decree, loan or release. Each change is a numbered Ferfar entry that, once certified by the circle officer, updates the 7/12. No certified Ferfar, no updated ownership - the registered sale deed alone does not change the revenue record.

2. When you need a mutation

After every registered sale deed
On inheritance (heirship + death certificate)
On family partition
On NA conversion
On mortgage creation or release
On court decrees affecting the land

Start the mutation immediately after registration - delays compound, because each subsequent transaction needs the previous one certified first.

3. The e-ferfar process, step by step

File online through the state e-ferfar system linked to the registration record, or at the taluka revenue office for older cases: application with the registered deed, 7/12 of the survey number, identity and address proof, and the reason-specific documents below. The talathi verifies, the circle officer hears objections if any, then certifies the entry - after which the 7/12 reflects the new holder. Track the same survey number with our 7/12 Land Watch and run one-off checks in the ferfar mutation tool. Before you plan the house, confirm the authority with building permission checker.

4. Check ferfar online and read the entry

Mahabhulekh and Aaple Abhilekh both expose the mutation register on the same district-taluka-village-survey path as the 7/12 - look for the फेरफार / mutation / 6-D menu. Aaple Abhilekh also accepts e-ferfar (online mutation) filing in most talukas: attach the registered deed, ID proof and the application, and the serial number that comes back is your ferfar number - distinct from the IGR document number and the SRO receipt, and the one you quote when following up at the talathi. Each entry shows the filing date, mutation type (sale, gift, partition, inheritance, NA order, court order, mortgage), the parties, and a status: filed / in motion / sanctioned / rejected. A sanctioned sale entry must name exactly what the registered deed names. Anything still "in motion" past 30 days is a written follow-up at the talathi; past 60, an escalation to the tahsildar.

5. Documents you need

Registered sale deed (or heirship certificate / partition deed / court order as applicable)
latest 7/12 extract
8A holding extract
NA order where conversion is involved
death certificate for inheritance cases
ID/address proof of the applicant

6. Fees and timelines, realistically

Statutory mutation fees are nominal; the real cost is usually follow-up time. Clean sale-deed mutations typically certify within weeks at the circle level; inheritance and partition cases take longer because heirship verification invites objections. Budget one full revenue cycle of patience for anything non-routine, and never schedule construction finance disbursement against an uncertified mutation.

7. Red flags before you buy

Pending (uncertified) Ferfar entries
A 7/12 holder name that differs from the seller
Undivided family holdings with some heirs not party to the sale
NA conversion visible in Ferfar but missing from the 7/12
Court-remark entries

Every one of these is a negotiate-or-walk signal - our plot diligence checks the Ferfar chain before any quotation, not after.

FAQ

Real questions, real answers.

What is the difference between 7/12 and Ferfar?

The 7/12 shows current ownership and land details. Ferfar is the diary of changes - every sale, inheritance, partition or conversion reaches the 7/12 through a numbered, certified Ferfar entry.

How long does mutation take in Maharashtra?

Clean sale-deed mutations typically certify within weeks at the circle level. Inheritance, partition and disputed cases take longer because heirship verification invites objections.

How do I check ferfar status online?

Through the state e-ferfar / Mahabhulekh / Aaple Abhilekh systems against the survey or gat number, or at the taluka revenue office for older manual entries. Re-check the 7/12 after certification to confirm the holder name updated.

What is a ferfar number?

The serial number of the mutation entry for that survey number. Quote it at the talathi when following up. It is not the same as the IGR document number or the SRO receipt.

Can I build if the ferfar is still pending?

Do not start. An uncertified mutation means the revenue record does not recognise you yet - permissions, loans and resale all stall. Get the entry certified first.

Does a registered sale deed update the 7/12 automatically?

No. Registration and mutation are separate steps. The deed must be followed by a Ferfar application and certification before the 7/12 reflects the new owner.

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