How to Read a 7/12 Utara (Satbara): Every Column Explained

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.

A 7/12 utara (satbara) is the Maharashtra village record for one survey or gat number: the top half (Village Form 7) shows who holds the land and what rights and loans sit on it, and the bottom half (Village Form 12) shows the crops grown on it. Read it in a fixed order: the survey number and area, the holder's name and khata number, the occupancy class (bhogvatadar varg), the other rights and boja column, and the pending ferfar entries. The 7/12 is a revenue record. It does not prove title on its own.

7/12 utara at a glance

7/12 utara kya hota hai? What does "7/12" mean?

The name comes from two village forms printed on one page. The Bhumi Abhilekh department's FAQ says it directly: "गाव नमुना सात हा 'अधिकार अभिलेख' असून गाव नमुना बारा हा 'पिकांची नोंदवही' आहे." In English, Form 7 is the record of rights and Form 12 is the crop register.

The record of rights is required by Section 148 of the Maharashtra Land Revenue Code, 1966. As the Bombay High Court described it in Nalini Patil v. Girdhar Kashinath Patil (2001), it records the names of the persons in occupation of the land, "their respective interests as well as conditions or liabilities attached thereto," and the revenue payable.

So when someone asks "7/12 utara means what?", the plain answer is: one page that tells you who holds a piece of farmland, what is owed on it, who else has a claim on it, and what grows there.

For the all-India picture of revenue records (pahani, khatauni, adangal), see our revenue records guide.

How do I read the top half (Form 7)? Column by column

Read the top half from left to right, then down. Each field below uses the term printed on the Marathi extract, with its meaning in English.

Holder's name, khata number and ferfar number

The Bhumi Abhilekh FAQ explains that the khata number appears before the holder's name, and the ferfar number appears in brackets next to it. That bracket number is your best lead: it tells you which mutation entry put the current holder on the record. Ask for that ferfar entry and read why the change happened (sale, inheritance, partition, gift).

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. Pull those entries and follow them backwards to trace the chain. Our guide on how to trace the chain of title covers this step by step.

Bhogvatadar Class 1 vs Class 2: the column most buyers miss

This is the most important field for a buyer. The Bhumi Abhilekh FAQ explains the two classes:

• Bhogvatadar Class 1 (वर्ग-1): The holder needs no permission from any competent officer to transfer the land. The FAQ calls this बिनदुमाला or खालसा land.
• Bhogvatadar Class 2 (वर्ग-2): This covers land granted on new terms and inam land. To sell it, the holder needs the prior permission of the competent officer and must pay a nazrana (premium) to the government.

If the 7/12 shows Class 2 and the seller has no permission order, do not pay a token amount. A sale without the permission can be challenged.

Area and pot kharaba

Kshetra (क्षेत्र) is the area of the holding. Pot kharaba is the part that cannot be farmed. The FAQ defines it as land covered by rocks, ditches, mines, nullahs and similar features, in two types. No land revenue is charged on either. Type "अ" can be cultivated, and revenue can be assessed on it after a prescribed process. Type "ब" is reserved for public purposes, such as roads, water channels, tanks or burial grounds, and cannot be cultivated. A large type "ब" pot kharaba can reduce what you actually get.

Other rights (itar hakka) and boja

The itar hakka (इतर हक्क) box records rights that other people or institutions have in the land. The FAQ gives road access, mortgages and loans as examples, and says a bank loan appears here as a boja (बोजा, a charge). This is why people search "7 12 utara boja".

Before you buy:

1. Note every boja and the lender's name.
2. Ask the seller for the loan closure letter and confirm that the boja has been removed by a later ferfar.
3. Run an encumbrance check as well. The 7/12 shows charges entered by the revenue office; it is not a full list of registered deeds. See how to check a property mortgage or lien and our Maharashtra encumbrance certificate guide.

Tenant (kul) column

The FAQ says the tenant information on the 7/12 is a summary of Gaon Namuna 7-A, the tenancy register. Any name in the tenant column means someone may claim a tenancy right in the land. Read the full 7-A entry and get legal advice before you proceed.

Pending ferfar

The FAQ describes entries that are "pending for the decision of the circle officer." A pending entry means a change is in process. It may be a sale by the seller to someone else, an heir's claim, or a new loan. Find out what it is before you sign.

How do I read the bottom half (Form 12)?

Form 12 is the crop register. The Bhumi Abhilekh FAQ lists its columns: year, season, crop name, whether the land is irrigated, the irrigation source, land not available for cultivation, and remarks (shera).

For a buyer, Form 12 answers two questions:

• Is the land actually farmed? Years of blank crop entries can mean the land is idle or occupied by someone else.
• Is it irrigated? This affects value and use.

The department says crop entries are now recorded through the e-Pik Pahani (DCS) mobile app. Treat the crop table as a signal about use, not as proof of who is in possession.

7/12 utara in English: can I get it translated?

The Mahabhulekh portal says it is available only in Marathi. Its own notice says English use through third-party transliteration tools is not expected, even though the page shows a language selector. If a bank or court needs an English version, use a certified translation of the digitally signed copy, not a machine translation of the free view.

What should I check on a 7/12 before buying land?

Use this checklist against the digitally signed 7/12, not a photo from the seller.

Red flags on a 7/12

• The seller's name was added by a very recent ferfar, and the earlier holder cannot be traced.
• A boja for a bank loan with no later release entry.
• A Class 2 holding offered at a Class 1 price with no permission order.
• The free online view and the digitally signed copy do not match.
• The 7/12 and the 8A show different areas for the same survey number.

Does the 7/12 prove ownership?

No. The 7/12 is a revenue record, and the courts have said so many times. 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 the entry "is only for the fiscal purpose." In 2026, the Bombay High Court said the same about a Maharashtra property card mutation in Meena A. Rizvi v. State of Maharashtra (Writ Petition No. 1365 of 2012): restoring the entry "is purely for fiscal and revenue purposes and shall not confer, declare or extinguish title."

The Bombay High Court has also held that revenue officers acting under Sections 149 and 150 of the Code "cannot decide about title to the property" (Shrikant R. Sankanwar v. Krishna Balu Naukudkar, 2003).

So use the 7/12 to find problems, then confirm title from the registered deeds. Our property due diligence checklist and Maharashtra due diligence guide list the other checks.

What if the 7/12 has a mistake?

The department's e-Hakk FAQ says a difference between the old handwritten 7/12 and the computerised 7/12 (name, area or other details) can be corrected under Section 155 of the Maharashtra Land Revenue Code, 1966. The application goes to the village revenue officer, who forwards it to the Tahsildar. You can apply online through e-Hakk at pdeigr.maharashtra.gov.in. Mahabhulekh also says correction requests can be made through e-Hakk with the old handwritten 7/12 uploaded.

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 7/12 utara in simple words?

It is a one-page extract of two Maharashtra village forms for one survey or gat number. Form 7 shows who holds the land and the rights and charges on it. Form 12 shows the crops grown.

How do I read the 7/12 utara in Marathi?

Start with गाव and भूमापन/गट क्रमांक at the top. Then read क्षेत्र (area), भोगवटादार वर्ग (class), खाते क्रमांक and the holder's name, the फेरफार number in brackets, and the इतर हक्क box for बोजा. Then read the crop table below.

What is boja on a 7/12?

Boja (बोजा) is a charge on the land, usually a bank or society loan. It is written in the other rights (itar hakka) box. It should be removed by a later ferfar once the loan is repaid.

What does Bhogvatadar Class 2 mean?

It covers land granted on new terms and inam land. The holder needs the prior permission of the competent officer to sell and must pay nazrana to the government, according to the Bhumi Abhilekh department.

Is a 7/12 printout from Mahabhulekh valid?

No. Mahabhulekh says the information shown there cannot be used for any government or legal purpose. Use the digitally signed 7/12 from digitalsatbara.mahabhumi.gov.in, which the portal says can be used for all official and legal purposes.

Is a 7/12 needed for a flat in a city?

Where a city survey has been done, the main record is the property card (मालमत्ता पत्रक), kept by the City Survey Office, not the 7/12. If you are not sure which record applies, ask both the talathi and the City Survey Office.

How long does a new name take to appear on the 7/12?

The department's FAQ says an undisputed ferfar entry is expected to show on the 7/12 within about 25 days.

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)
• 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