7/12 Utara Download Online: Digitally Signed Satbara (2026)

Last verified 28 Oct 2026 against bhulekh.mahabhumi.gov.in (Mahabhulekh v2.0), digitalsatbara.mahabhumi.gov.in/dslr, bhumiabhilekh.maharashtra.gov.in (department FAQs) reports of the Revenue Department's 4 December 2025 decision, and the Supreme Court's 2021 judgment in Jitendra Singh v. State of M.P.

There are two ways to get a 7/12 utara online in Maharashtra: view it free on Mahabhulekh (bhulekh.mahabhumi.gov.in) by survey/gat number or by name, or download the digitally signed copy from digitalsatbara.mahabhumi.gov.in/dslr for ₹15 per copy. Only the digitally signed copy can be used for official and legal work. The free view carries a notice that it cannot be used for any government or legal purpose.

7/12 online download at a glance

How do I check 7/12 utara online for free on Mahabhulekh?

Mahabhulekh v2.0 is the view-only portal. Its heading reads "गाव नमुना नंबर ७/१२, ८अ, मालमत्ता पत्रक व क-प्रत पाहणे" (view village form 7/12, 8A, property card and K-Prat).

1. Open bhulekh.mahabhumi.gov.in. The portal asks whether you know your 11-digit Property UID number. Choose No if you do not.
2. Select the record type. Choose ७/१२ (7/12). The same form offers 8A, property card and K-Prat.
3. Select district, taluka and village. All three are mandatory.
4. Choose how to search. Pick सर्वे नंबर/गट नंबर (Survey/Gat Number) or नाव (Name).
5. Enter the number or name. For a survey number, the portal has separate options for a plain survey number and an alphabetic survey number (अक्षरी सर्वे नंबर).
6. Enter your mobile number, choose a language and fill the captcha. Then view the 7/12.

The portal says the site is available only in Marathi, and that English use through third-party transliteration tools is not expected.

7/12 utara by name: what to watch for

Searching by name is useful when you do not know the gat number. It is also where most mistakes happen:

• Spelling varies. Marathi names can be spelt more than one way. Try short parts of the name.
• Common names return many holdings. Confirm the right parcel by matching the area and the village with the sale deed.
• A name search shows holdings, not history. To see how the seller got the land, read the ferfar entries. See our guide to tracing the chain of title.

7/12 utara without survey number

Use the name search above, or take the survey or gat number from the seller's sale deed, the 8A extract (which lists every survey number a khatedar holds in the village) or an old 7/12 copy.

How do I download a digitally signed 7/12 (digital satbara)?

The Digitally Signed Satbara portal is run under the Settlement Commissioner, Maharashtra, Revenue Department. It offers "Digitally signed 7/12, 8A, Property Card, K-Prat and MH DIGI Maps."

1. Open digitalsatbara.mahabhumi.gov.in/dslr.
2. Register or log in. Choose Regular Login (user ID and password) or OTP Based Login (mobile number). New users click New User Registration.
3. Add balance. Payments go through SBI ePay or the payment gateway and are added to "my balance." The portal treats this as an advance.
4. Select the record. Choose 7/12, then the district, taluka, village and survey/gat number.
5. Download the PDF. The fee is deducted from your balance.

Things the portal tells you before you pay

• Two logins, two wallets. Regular login and OTP login have separate balances. You cannot move money between them.
• No refunds. The portal says the department "will not make any refunds in form of Cash/Internet Banking / Money transfer." If a document is not delivered, the balance can be used later for that record or another one.
• Payment not showing? Use Check Payment Status with your PRN number.
• Password expiry. Regular-login passwords are valid for 90 days.

How much does a 7/12 utara cost online?

The FAQ wording is: "डिजिटल स्‍वाक्षरीत ७/१२, ८ अ, व फेरफार उतारा डाउनलोड करणेसाठी प्रति प्रत १५ रुपये एवढे शुल्क आकारले जाते." Fees can change, so confirm on the portal before you top up.

Is the digitally signed 7/12 legally valid?

Yes. Two sources say so:

1. The portal. DSLR states: "Digitally signed 7/12, 8A and Property Card can be used for all official and legal purposes."
2. The Revenue Department's 4 December 2025 decision. Revenue Minister Chandrashekhar Bawankule announced that digitally signed 7/12 and 8A extracts and ferfar entries are valid without a talathi's signature or stamp. As reported by The Realty Today and Navbharat Live, each copy carries a digital signature, a QR code and a 16-digit verification number, and is to be accepted by government and semi-government offices, banks and in legal proceedings.

Ask the bank or office how recent a copy it needs before you download.

How do I verify a digital 7/12?

The department's FAQ says you can scan the QR code on the digital 7/12 to check its validity. You can also check it on the DSLR site. Do this for any 7/12 a seller sends you as a PDF or WhatsApp image. A screenshot of the free Mahabhulekh view is not a valid 7/12.

Where do I find an old 7/12 or old ferfar?

The department says the computerised 7/12 started in 2016.

• Ferfar entries after 2016: on the digital satbara portal.
• Older entries: on the e-Records (Archived Documents) portal at aapleabhilekh.mahabhumi.gov.in/erecords. The department notes some talukas are still being added. The portal needs a registration or OTP login.
• Changes to pre-2016 (offline) entries: e-Hakk handles only entries taken online since 2016. For an older entry, such as removing an old boja, the FAQ says to apply to the village revenue officer (ग्राम महसूल अधिकारी).

For a title check, the old entries matter as much as the current page. A title search that covers 30 years needs them. See our 30-year title search report format.

What if my 7/12 is wrong or out of date?

e-Hakk is at pdeigr.maharashtra.gov.in. The department's FAQ says it handles nine types of 7/12 ferfar, including ekarar, mortgage, heirship and removal of a deceased person's name. No government fee applies when you apply from your own account. The FAQ estimates about ₹25 per ferfar at an Abhilekh Setu, Aaple Sarkar or Maha e-Seva centre, plus ₹2 for each page beyond the estimated page count, under a Revenue Department GR dated 5 December 2023.

Common problems with 7/12 online

• Portal down. Mahabhulekh posts maintenance windows on its home page. DSLR showed a maintenance notice (3 pm to 4 pm) when we checked. Try again later.
• "Record not found." Check the village. Then switch between survey number and alphabetic survey number, or try the name search.
• Paid but no balance. Use Check Payment Status with the PRN before you pay again. Payments are non-refundable.
• English needed. The 7/12 is issued in Marathi. Ask the bank whether it needs a certified translation.

Watch out for unofficial apps and sites

Many "7/12 utara app download" results are private apps and websites, not government portals. A copy from them is not a digitally signed 7/12. Use the two official portals above. Mahabhulekh links to the DSLR eSign page directly, so you can start there.

Before you rely on a 7/12

A 7/12 tells you who the revenue record shows as holder. The courts have held that mutation entries are for fiscal purposes and do not confer title (Jitendra Singh v. State of M.P., Supreme Court, 2021). Read the 7/12 with the registered deeds and an encumbrance search. Our revenue records guide and the property due diligence checklist explain what else to check.

Before you pay an advance, you can request a title search or legal opinion on legiscore.in.

Frequently asked questions

How can I download 7/12 utara online in Maharashtra?

Log in at digitalsatbara.mahabhumi.gov.in/dslr, add balance through SBI ePay, select the district, taluka, village and survey/gat number, and download the digitally signed PDF. It costs ₹15 per copy.

Can I get 7/12 utara free?

You can view it free on bhulekh.mahabhumi.gov.in. That view is for information only. The portal says it cannot be used for any government or legal purpose.

Can I search 7/12 by name?

Yes. On Mahabhulekh, select the district, taluka and village, then choose नाव (Name) instead of survey/gat number.

Is digitally signed 7/12 valid for a bank loan?

The DSLR portal says digitally signed 7/12, 8A and property card copies can be used for all official and legal purposes. The Revenue Department's December 2025 decision says banks should accept them. Ask your bank how recent the copy must be.

What is the 7/12 utara validity?

No expiry period was stated on the portals we checked. A 7/12 shows the record on the day you download it. Download a fresh copy close to the date you sign or lend.

Is there an official 7/12 utara app?

The department lists the e-Pik Pahani (DCS) app for crop entries. For 7/12 copies, use the two official websites above, which work on a phone browser.

What is K-Prat?

K-Prat (क-प्रत) is one of the four record types listed on Mahabhulekh and DSLR, along with 7/12, 8A and the property card. Check the portal for its use in your area.

This article is general information, not legal advice. Confirm portal steps and fees on the official site before you pay.

Related guides

• 7/12 vs 8A vs Ferfar vs Property Card: Which One to Check
• Bhu Naksha Online: How to View and Read a Land Map, State-Wise
• How to Read a 7/12 Utara (Satbara): Every Column Explained