Last verified 28 Oct 2026 against bhumiabhilekh.maharashtra.gov.in (Maharashtra Bhumi Abhilekh FAQs), bhulekh.mahabhumi.gov.in, digitalsatbara.mahabhumi.gov.in and Bombay High Court and Supreme Court judgments on mutation entries.
The 7/12 describes one survey number, the 8A lists every holding of one khatedar in the village, a ferfar is the mutation entry that changes either record, and the property card is the record for land under city survey or a village gaothan. For farmland, check the 7/12, the 8A and every ferfar behind them. For a city plot or flat, check the property card and its mutation entries. None of these records proves title by itself.
The four records at a glance
| 7/12 (satbara) | 8A (khate utara) | Ferfar (mutation entry) | Property card (मालमत्ता पत्रक) | |
|---|---|---|---|---|
| Unit | One survey / gat number | One khatedar (account holder) in one village | One change to the record | One city survey or gaothan property |
| What it shows | Holder, area, class, other rights, boja, crops | All the holder's survey numbers, land revenue, cultivable and non-cultivable area | Why and when a name, share or charge changed | Holder and rights for a city survey or gaothan property |
| Kept by | Village revenue officer (talathi) | Village revenue officer | Talathi enters; circle officer or competent officer certifies | City Survey Office (urban); Swamitva survey (gaothan) |
| Best for | Farmland, NA plots carved from farmland | Finding every parcel a seller holds | Tracing the chain and spotting disputes | City plots, buildings, gaothan houses |
| Digitally signed copy | Yes, ₹15 | Yes, ₹15 | Yes, ₹15 | Yes (fee not stated in the FAQ) |
Fees are from the Bhumi Abhilekh department's FAQ, as of 28 Oct 2026. The digitally signed copies are on digitalsatbara.mahabhumi.gov.in/dslr.
What is the 7/12?
The 7/12 joins two village forms. The department's FAQ says Form 7 is the "अधिकार अभिलेख" (record of rights) and Form 12 is the "पिकांची नोंदवही" (crop register). It is tied to one survey or gat number. It shows the holder's name, khata number, area, pot kharaba, bhogvatadar class, other rights such as a boja (loan charge), tenant entries, pending ferfar and the crops grown.
Read our revenue records guide for how the 7/12 compares with pahani, khatauni and adangal in other states.
What is the 8A, and what is the 7/12 and 8A difference?
The FAQ defines Gaon Namuna 8A as the record of the farmland that each khatedar holds at different places in the village, with the survey numbers, the land revenue payable and the cultivable and non-cultivable area.
The simplest way to remember the 7/12 and 8A difference:
- 7/12 = one piece of land, all its holders. Start from the survey number.
- 8A = one holder, all their pieces of land. Start from the khata number.
Why a buyer needs the 8A
- It shows every parcel the seller holds in the village. If the seller says they hold one survey number but the 8A shows a different area, ask why.
- It cross-checks the 7/12. The khata number on the 7/12 should lead to an 8A that lists the same survey number and area.
- It shows the land revenue. Large arrears are a warning sign.
What is a ferfar (mutation entry)?
The FAQ says a ferfar entry records a change in ownership of the land, for example by sale, inheritance or partition. The ferfar number appears in brackets next to the holder's name on the 7/12. Loans and their release also go in through ferfar entries.
How a ferfar is made: the legal steps
The Maharashtra Land Revenue Code, 1966 sets the steps. The Bombay High Court summarised them in Nalini Patil v. Girdhar Kashinath Patil (2001):
- Report the change (Section 149). A person who acquires a right in land must report it to the talathi "within three months."
- Entry in the register of mutations (Section 150). The talathi enters the change and posts a complete copy "in a conspicuous place in the Chavdi."
- Notice. The talathi gives written notice to all persons who appear from the record of rights or the register of mutations to be interested.
- Objections. Any objection goes into a register of disputed cases.
- Certification. The entry "shall not be transferred to the record of rights until such entry has been duly certified."
Today most applications go online through e-Hakk (pdeigr.maharashtra.gov.in). The department's FAQ says e-Hakk handles nine types of 7/12 ferfar, including ekarar, mortgage, heirship and removal of a deceased person's name. An undisputed entry is expected to show on the 7/12 within about 25 days. Our property mutation guide covers mutation across states.
e-Ferfar and old ferfar records
- e-Ferfar and a separate ferfar copy download (फेरफार प्रत डाउनलोड) service are both listed on the department's home page.
- Old ferfar: the computerised 7/12 started in 2016. Ferfar entries after 2016 can be downloaded from the digital satbara portal. Older entries are on the e-Records portal (aapleabhilekh.mahabhumi.gov.in/erecords), and the department says some talukas are still being added.
- Changing an old entry: e-Hakk handles only entries taken online since 2016. For a change to a pre-2016 entry, the FAQ says to apply to the village revenue officer.
- Old and rejected numbers: the FAQ says old ferfar numbers are listed at the end of Form 7, and rejected ferfar numbers appear there in red, bold italic type.
What to read in each ferfar
| Check | Red flag |
|---|---|
| The type of change (sale, heirship, partition, loan) | A sale ferfar with no registered sale deed behind it |
| The document or order it is based on | An heirship entry that leaves out a known heir |
| Whether it was certified or is pending | A pending or disputed entry against your seller |
| The date and the next entry | A quick chain of resales in a short period |
What is a property card?
Mahabhulekh lists the property card (मालमत्ता पत्रक) as one of its four records, along with the 7/12, the 8A and K-Prat. You will see it in two settings:
- City survey areas. Where a city has been surveyed, the record is the property card (also called the Property Register Card). Mutations on it are handled by the City Survey Officer. In Meena A. Rizvi v. State of Maharashtra (Writ Petition No. 1365 of 2012, judgment uploaded 4 February 2026), the Bombay High Court dealt with exactly this: the City Survey Officer, Bandra had allowed a mutation in the Property Register Card based on a registered consent decree.
- Village gaothan (Swamitva). The department's FAQ says the Swamitva scheme applies only to gaothan areas in rural regions. It prepares property cards from drone-based GIS surveys. This is the "gram panchayat property card" many people search for.
The department also says a separate programme called NAKSHA (National Geospatial Knowledge-based Land Survey of Urban Habitations) is running as a pilot in 10 local bodies, including Baramati and Kannad, to prepare GIS maps and property cards in urban areas.
Mutation of a property card
The department lists ईप्सित (e-Psit) at epsit.mahabhumi.gov.in for applying online for mutation on the property card. Read each mutation entry on the card the same way you read a ferfar: what changed, on what document, and whether it was certified.
Which record should I check?
| Your property | Check first | Also check |
|---|---|---|
| Farmland in a village | 7/12 for each survey number | 8A of the seller, every ferfar, encumbrance search |
| NA plot in a layout carved from farmland | 7/12 (and its ferfar) | NA order. See land conversion |
| Plot or building in a city survey area | Property card | Its mutation entries, encumbrance search, approvals |
| House in a village gaothan | Swamitva property card | Gram panchayat records |
| Not sure | Ask the talathi and the City Survey Office | Both records, if both exist |
In every case, run an encumbrance search too. Revenue records show what the revenue office entered. They are not a full list of registered deeds. See our Maharashtra encumbrance certificate guide and how to check a mortgage or lien.
Do any of these records prove ownership?
No. In Jitendra Singh v. State of Madhya Pradesh (2021), the Supreme Court said: "Mutation entry does not confer any right, title or interest in favour of the person," and that the entry "is only for the fiscal purpose." In the Meena A. Rizvi property card case (2026), the Bombay High Court said restoring the entry "is purely for fiscal and revenue purposes and shall not confer, declare or extinguish title." And in Shrikant R. Sankanwar v. Krishna Balu Naukudkar (2003), the Bombay High Court held that revenue authorities "cannot decide about title to the property."
So the 7/12, 8A, ferfar and property card are where you find problems. The registered deeds are where you prove title. Our chain of title guide shows how to put the two together.
Common mismatches and what they mean
| Mismatch | What it can mean |
|---|---|
| 7/12 area differs from 8A area | Data error, partition not recorded, or an unrecorded sale |
| Seller on 7/12 but not on 8A (or the reverse) | Pending ferfar or a wrong khata number |
| Ferfar says "sale" but no registered deed is produced | Possible fraud or an unregistered deal |
| Property card holder differs from the sale deed seller | Mutation not done, or a later transfer |
| Handwritten and computerised 7/12 differ | Correction needed under Section 155 of the Code, through e-Hakk |
Before you buy
Before you pay an advance, you can request a title search or legal opinion on legiscore.in.
Frequently asked questions
What is the difference between 7/12 utara and 8A?
The 7/12 is for one survey number and lists all its holders. The 8A is for one khatedar and lists all their survey numbers in the village, with the land revenue and the cultivable and non-cultivable area.
What is ferfar in a 7/12 utara?
A ferfar is a mutation entry. It records a change such as a sale, inheritance, partition or loan. Its number appears in brackets next to the holder's name on the 7/12.
How long does a ferfar take?
The department's FAQ says an undisputed entry is expected to reflect on the 7/12 within about 25 days.
Is a property card the same as a 7/12?
No. The 7/12 is the revenue record for a survey number, mainly farmland. The property card is the record for a property under city survey, or a gaothan property under the Swamitva scheme.
Which is more important, 7/12 or property card?
The one that applies to your land. For farmland, it is the 7/12 with the 8A and ferfar. For a city survey property, it is the property card. If both exist for the same land, check both and make sure they agree.
Can I get all four online?
Yes. Mahabhulekh shows the 7/12, 8A and property card for information. The digitally signed versions are on digitalsatbara.mahabhumi.gov.in/dslr. Old ferfar entries are on the e-Records portal.
Gujarat also has 7/12 and 8A. Is it the same?
The names are the same, but Gujarat runs its own portal and rules. See our AnyROR Gujarat 7/12 and 8A guide.
This article is general information, not legal advice. Confirm portal steps and fees on the official site before you pay.
Related guides
- 7/12 Utara Download Online: Digitally Signed Satbara (2026)
- Bhu Naksha Online: How to View and Read a Land Map, State-Wise
- How to Read a 7/12 Utara (Satbara): Every Column Explained
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