What Is a 7/12 Extract? A Plain-English Guide for Plot Buyers in Maharashtra

If you are buying a plot anywhere in Maharashtra, the first document every lawyer and bank asks for is the 7/12 extract, also called the Satbara Utara. It is the land's record of rights, kept by the state revenue department. Here is what it shows and what to look for before you pay a booking amount.

What the 7/12 extract is

The name comes from two forms printed together. Form VII records who holds the land: the survey number, area, owners, and any rights or loans registered against it. Form XII records how the land is used, for example which crops were grown or whether it is non-agricultural.

How to get a 7/12 extract online

1. Go to the Maharashtra government's Mahabhulekh land-records portal.
2. Choose your division, then the district (for Wai, choose Satara), taluka and village.
3. Search by survey or gat number, or by owner name.
4. View the extract. For official use, download a digitally signed 7/12 from the state's Digital Satbara service for a small fee.

7 things to check on a 7/12 before buying a plot

1. Owner's name matches the seller exactly, including all co-owners.
2. Survey or gat number and area match the sale agreement and the layout plan.
3. Land use: for a residential plot you want NA (non-agricultural) status, backed by the Collector's NA order.
4. Loans or charges: any bank loan or encumbrance in the rights column must be cleared before sale.
5. Other rights: tenancy, government restrictions or third-party claims noted on the record.
6. Mutation entries (ferfar): the history of changes should show a clean chain of ownership.
7. After purchase, the 7/12 should be updated in your name. Ask the developer how and when this happens.

7/12 and 8A: what is the difference?

The 7/12 describes one piece of land. The 8A extract lists all the land held by one account holder in a village. Lawyers usually check both.

How this works at Seven Hills

Every plot at Seven Hills, Wai is an NA plot with its own 7/12 extract, and the project is registered with MahaRERA under P52700011037. You can see the documents during your site visit, and we encourage every buyer to have their own lawyer review them.

Still comparing options? Read why RERA-registered plots in Wai are a safer investment, or see NA plots available in Wai.

This guide is general information, not legal advice. Always have a qualified lawyer verify land records before you buy.