महाभूलेख (ई-अभिलेख): डिजिटल ७/१२ (सातबारा), ८-अ व महाभू-नकाशा पोर्टल REVENUE DEPARTMENT, GOVERNMENT OF MAHARASHTRA: MAHABHULEKH (7/12 SATBARA) & MAP PORTAL डिजिटल स्वाक्षरित ७/१२ उतारा, ८-अ नोंद, फेरफार स्थिती व गट नकाशा सेवा • Official Gateway: bhulekh.mahabhumi.gov.in
कंप्यूटरीकृत Maharashtra 7/12 Extract (Satbara Utara) & 8A ऑनलाइन प्राप्त करें, Gat Number / Survey Number (CTS Number in Urban Areas) दर्ज करके कैडस्ट्रल MahaBhunaksha (Gaon Naksha / Mojani Map) देखें, एवं Ferfar (Form 6 Mutation) स्थिति का तुरंत सत्यापन करें। Independent citizen educational directory connecting citizens directly to verified Revenue Department & Settlement Commissioner, Government of Maharashtra revenue servers with open public viewing for informational records (authenticated services and certified copies require citizen login and statutory fees).
Maharashtra (महाराष्ट्र) में आधिकारिक 7/12 Extract एवं MahaBhunaksha ऑनलाइन देखने के लिए राज्य के आधिकारिक राजस्व पोर्टल https://bhulekh.mahabhumi.gov.in पर जाएं। अपने संबंधित Division (Vibhag), District (Jilha) और ग्राम का चयन करें। इसके पश्चात Gat Number अथवा खातेदार के नाम से खोज करके कम्प्यूटरीकृत नकल एवं नक्शा रिपोर्ट तुरंत निःशुल्क डाउनलोड करें।
Maharashtra भू-अभिलेख एवं कैडस्ट्रल नक्शा: आधिकारिक पोर्टल विवरण एवं मुख्य तथ्य (Portal Overview & Key Details)
अधिकृत पोर्टल विनिर्देश (Official Portal Specifications)| State Jurisdiction | Maharashtra (महाराष्ट्र) |
|---|---|
| Controlling Revenue Authority | Revenue Department & Settlement Commissioner, Government of Maharashtra |
| Official Digital Portal | Official Portal (bhulekh.mahabhumi.gov.in) ↗ |
| DILRMP Modernization Status | DILRMP 4.0 Active Integration (Computerized RoR | Phased Cadastral Geo-Referencing) |
| Land Identification Metric | Gat Number / Survey Number (CTS Number in Urban Areas) / 14-Digit Bhu-Aadhaar ULPIN |
| Official Portal Citizen Access Fee | Free Informational Viewing (Access conditions vary by service); Certified Copies at Statutory Fee |
| Legal Evidentiary Status | Informational Reference (Certified Copy Governed by BSA 2023 Sec 63, 74-76) |
| Official Citizen Helpline | Toll-Free Revenue Helpline 1800-120-8040 / Local Talathi Office / Maha e-Seva Kendra |
bhulekh.mahabhumi.gov.in) portal overview for 7/12 Extract, MahaBhunaksha, and Ferfar. महाभूलेख महाराष्ट्र ७/१२ सातबारा, डिजिटल स्वाक्षरी उतारा, महाभू-नकाशा व फेरफार (Mahabhulekh)
महाराष्ट्रात ७/१२ सातबारा उतारा, ८अ खाते उतारा, फेरफार (Mutation) आणि महाभू-नकाशा ऑनलाईन पाहण्यासाठी महसूल विभागाच्या bhulekh.mahabhumi.gov.in (विनामूल्य पाहणी) आणि digitalsatbara.mahabhumi.gov.in (१६-अंकी ULPIN सह डिजिटल स्वाक्षरी) या अधिकृत पोर्टलचा वापर करा. आपला विभाग, जिल्हा, तालुका आणि गाव निवडून गट नंबर किंवा नावाने सातबारा त्वरित डाउनलोड करा.
महाराष्ट्र: महसूल पोर्टल आणि जमीन अभिलेख संक्षिप्त माहिती
| तपशील / घटक | अधिकृत माहिती |
|---|---|
| राज्य / केंद्रशासित प्रदेश | महाराष्ट्र (Maharashtra) |
| अधिकृत पोर्टलचे नाव | महाभूलेख (७/१२ सातबारा, ८अ) आणि महाभू-नकाशा |
| व्यवस्थापन विभाग | Revenue Department & Settlement Commissioner, Government of Maharashtra |
| हक्क अभिलेख (ROR उतारा) | 7/12 Extract (Satbara Utara) & 8A |
| जमिनीचा नकाशा (Plot Map) | MahaBhunaksha (Gaon Naksha / Mojani Map) |
| गट नंबर / सर्व्हे नंबर | Gat Number / Survey Number (CTS Number in Urban Areas) |
| खाते क्रमांक (8अ) | Khata Number (Form 8A) |
| फेरफार (Mutation) प्रक्रिया | Ferfar (Form 6 Mutation) |
| प्रशासकीय क्रम | Division (Vibhag) → District (Jilha) → Taluka → Village (Gaon) |
महाराष्ट्र: अधिकृत शासकीय संकेतस्थळ (Official Links)
| पोर्टलचे नाव | मुख्य सेवा | अधिकृत वेबसाईट |
|---|---|---|
| Mahabhulekh Official Portal | Free Informational 7/12 & 8A by Division | पोर्टल उघडा ↗ |
| Digital Satbara (Aaple Abhilekh) | Digitally Signed QR 7/12, 8A & Ferfar (₹15 Copy) | पोर्टल उघडा ↗ |
| MahaBhunaksha Portal | Cadastral Gat Map, FMB & Boundary Lengths | पोर्टल उघडा ↗ |
| e-Hakk Online Mutation | Online Ferfar Application & Objection Status | पोर्टल उघडा ↗ |
महाभू-नकाशा (mahabhunakasha.mahabhumi.gov.in) गट नकाशा डाउनलोड करण्याचे ४ टप्पे
- mahabhunakasha.mahabhumi.gov.in हे अधिकृत भू-नकाशा पोर्टल उघडा.
- डाव्या बाजूच्या मेनूमधून Rural/Urban, जिल्हा (District), तालुका (Taluka) आणि गाव (Village) निवडा.
- आपल्या जमिनीचा गट क्रमांक (Gat No.) किंवा सर्व्हे नंबर टाका किंवा थेट गाव नकाशावर क्लिक करा.
- खातेदाराचे नाव, क्षेत्रफळ (हेक्टर-आर) आणि सीमा लांबी तपासा आणि 'Map Report' वर क्लिक करून गट नकाशा PDF सेव्ह करा.
महाभूलेख ७/१२ सातबारा, ८अ आणि डिजिटल स्वाक्षरी उतारा काढण्याची पद्धत
- माहितीसाठी विनामूल्य सातबारा पाहण्याकरिता bhulekh.mahabhumi.gov.in उघडा.
- आपला विभाग (पुणे, कोकण, नाशिक, छत्रपती संभाजीनगर, अमरावती किंवा नागपूर), जिल्हा, तालुका आणि गाव निवडा.
- सर्व्हे नंबर/गट नंबर, अक्षरी सर्व्हे नंबर, किंवा पहिले/मधले/आडनावाने शोधा.
- बँक कर्ज व कोर्ट कामासाठी digitalsatbara.mahabhumi.gov.in वर जाऊन १५ रुपये शुल्क भरून डिजिटल स्वाक्षरीचा (QR कोडयुक्त) ७/१२, ८अ व फेरफार उतारा डाउनलोड करा.
- वारस किंवा खरेदीनंतरच्या फेरफार अर्जाची स्थिती तपासण्यासाठी e-Hakk पोर्टलचा वापर करा.
महाराष्ट्र: नेहमी विचारले जाणारे प्रश्न (FAQ)
1. महाराष्ट्रात ७/१२ सातबारा आणि डिजिटल स्वाक्षरी उतारा कुठून काढावा?
विनामूल्य पाहणीसाठी bhulekh.mahabhumi.gov.in, डिजिटल स्वाक्षरीच्या उताऱ्यासाठी digitalsatbara.mahabhumi.gov.in आणि गट नकाशासाठी mahabhunakasha.mahabhumi.gov.in अधिकृत पोर्टल आहेत. हेल्पलाइन: 1800-120-8040.
2. जमिनीचा नकाशा ऑनलाईन पाहण्यासाठी कोणती माहिती लागते?
तुमचा जिल्हा, तालुका आणि गाव निवडल्यानंतर जमिनीचा Gat Number / Survey Number (CTS Number in Urban Areas) / Khata Number (Form 8A) आवश्यक असतो.
3. ऑनलाईन काढलेला उतारा बँक कर्ज किंवा न्यायालयीन कामासाठी चालतो का?
साधी विना-स्वाक्षरीची प्रिंट फक्त माहितीसाठी असते. बँक कर्ज किंवा खरेदी-विक्रीसाठी QR कोड असलेला डिजिटल स्वाक्षरीचा (Digitally Signed) उतारा व नकाशा डाउनलोड करा. While bhulekh.mahabhumi.gov.in offers free viewing, legally valid digitally signed 7/12, 8A, and Ferfar extracts with QR verification codes are downloaded from digitalsatbara.mahabhumi.gov.in for ₹15 without needing a physical Talathi signature.
Official portal links for Maharashtra
Each government task in Maharashtra uses a specific portal module. Follow the exact menu path listed on each card below so you go straight to the right screen:
Mahabhulekh 7/12 Satbara, 8A & Property Card (Free View)
Exact Menu Path: Select Division > Select District, Taluka & Village > Search 7/12 or 8A by Survey/Gat No. or Name
Check live landowner names, co-sharer shares, land class, and bank loan remarks by Gat Number / Survey Number or Khata Number.
MahaBhunaksha Maharashtra Cadastral Plot Map Portal
Exact Menu Path: Select Rural/Urban, District, Taluka & Village > Enter Gat/Survey No. > Map Report PDF
View the scaled village plot map (MahaBhunaksha), check 4-side boundary dimensions, road access, and neighboring plot numbers.
Aaple Abhilekh (Digitally Signed QR 7/12, 8A & Ferfar Portal)
Login & Path: Public User ID + Password / Mobile OTP > Recharge Wallet (₹15) > Download Signed Satbara
Download legally valid Digitally Signed QR copies, pay annual land tax online, and file or track Ferfar cases.
IGR Maharashtra (e-Search Index-II, ASR Ready Reckoner & PDEigr)
Exact Menu Path: Online Services > e-Search (Free Index-II Deed Verification) & e-ASR Stamp Duty Rate
Verify registered Sale Deeds (Index-II), 12 to 30 year Encumbrance Certificates (EC), government circle rates, and prohibited land lists.
कम्प्यूटरीकृत Maharashtra रिकॉर्ड खोजने के मुख्य तरीके (Four Official Search Modes)
Revenue Department & Settlement Commissioner, Government of Maharashtra के आधिकारिक पोर्टल पर डिजिटल 7/12 Extract और कैडस्ट्रल MahaBhunaksha देखने के 4 मुख्य विकल्प उपलब्ध हैं। अपनी सुविधा के अनुसार किसी भी एक विकल्प का चयन करें:
Gat Number / Survey Number द्वारा खोजें
सर्वोत्तम विकल्प: यदि आपके पास पंजीकृत बैनामा (Sale Deed) या ऋण पुस्तिका है, तो उसमें दर्ज Gat Number / Survey Number (उदा. 104, 104/1, 256/2) दर्ज करें।
- प्लॉट की सटीक चौहद्दी और क्षेत्रफल तुरंत दिखाता है।
- विवादित या बंधक स्थिति की जांच के लिए सबसे सटीक तरीका।
Khata Number संख्या द्वारा खोजें
संयुक्त जोत जांच: Khata Number डालने पर उस खाते में दर्ज सभी सह-खातेदारों के नाम और कुल भूमि रकबा एक ही पेज पर खुल जाता है।
- परिवार के सभी हिस्सेदारों के कुल खसरे एक साथ देखें।
- खाते पर कोई बैंक ऋण या कोर्ट स्टे है तो टिप्पणी कॉलम में प्रदर्शित होता है।
खातेदार / रैयत के नाम द्वारा खोजें
यदि गाटा/खाता संख्या नहीं मालूम: किसान या भू-स्वामी के नाम के पहले 2-3 अक्षर पोर्टल के ऑन-स्क्रीन कीबोर्ड से टाइप करें।
- नाम के साथ पिता या पति का नाम मिलाकर सही खाते का चयन करें।
- स्पेलिंग अंतर होने पर हमेशा Gat Number / Survey Number से खोज का उपयोग करें।
Ferfar / केस संख्या द्वारा
हालिया रजिस्ट्री या विरासत: बैनामा कराने के बाद नाम दर्ज हुआ या नहीं, यह जानने के लिए दाखिल-खारिज आवेदन संख्या या आदेश दिनांक से खोजें।
- तहसीलदार/नायब तहसीलदार न्यायालय का नामांतरण आदेश डाउनलोड करें।
- दाखिल-खारिज आदेश पारित होते ही कम्प्यूटरीकृत रिकॉर्ड में नाम अपडेट हो जाता है।
अपनी जमीन का प्रकार चुनें (Select Property Type in Maharashtra)
Maharashtra में विभिन्न प्रकार की संपत्तियों का रिकॉर्ड अलग-अलग सरकारी पोर्टल्स और राजस्व शाखाओं में सुरक्षित होता है। अपनी जरूरत के अनुसार सही श्रेणी का चयन करें:
1. कृषि भूमि (Agricultural Land)
ग्रामीण क्षेत्रों की खेती योग्य भूमि, बाग, चरागाह और सिंचित/असिंचित जोत।
2. ग्रामीण आबादी एवं घर (Rural Abadi)
गांव के लाल डोरा / आबादी क्षेत्र में बने पैतृक मकान और रिहायशी बाउंड्री।
3. शहरी एवं नगर पालिका क्षेत्र (Urban Property)
नगर निगम, नगर पालिका या विकास प्राधिकरण (DA) सीमा के अंतर्गत आने वाली संपत्तियां।
4. आवासीय प्लॉट एवं फ्लैट्स (Deed Registry)
कॉलोनी में खरीदे गए प्लॉट, बिल्डर फ्लैट और कॉमर्शियल दुकानें।
खेत का रकबा, स्टांप शुल्क एवं पारिवारिक हिस्सा निकालने के टूल्स
Use these tools to calculate plot areas, divide co-sharer shares, estimate stamp duty, and verify records for Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha:
Enter your plot area from Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha to convert it across standard and regional measurement units. Click any result to copy.
Enter the North, South, East, and West boundary lengths of your plot from the MahaBhunaksha to calculate exact area.
Enter the property market or circle rate value to estimate stamp duty, female buyer concession savings, and registration fees.
Measure any plot side on your printed MahaBhunaksha with a ruler and convert that paper length into actual ground distance in Feet, Meters, and Kadi.
Choose the land revenue service you want to apply for to view the required documents, fee, and approval timeline.
Check off each verified item below while reviewing the seller's 7/12 Extract and MahaBhunaksha before property registration.
स्थानीय जमीन नापने की इकाइयां और बीघा-एकड़ फार्मूला (Local Land Measurement Units & Formulas)
Land records in Maharashtra (महाराष्ट्र) on Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha record plot areas using local units alongside metric hectares. Use this conversion table to calculate your exact land area in square feet, square meters, and acres:
| Regional Measurement Unit | Square Feet Equivalent | Metric Equivalent | Mathematical Formula & Ground Context |
|---|---|---|---|
| 1 Guntha | 1,089 sq ft | 101.17 sq meters | Equal to 121 sq yards (33 ft x 33 ft). Most common plotted unit across Maharashtra. |
| 1 Acre | 43,560 sq ft | 4,046.86 sq meters | Equal to 40 Gunthas. |
| 1 Hectare | 1,07,639 sq ft | 10,000.00 sq meters | Official unit on Mahabhulekh 7/12 (e.g. 0.40.00 H.R. = 40 Ares = 1 Acre). Equal to 2.471 Acres. |
| 1 Are | 1,076.39 sq ft | 100.00 sq meters | 1/100th Hectare (approx 0.988 Guntha). Official decimal subdivision on 7/12. |
| 1 Anna | 2,722.5 sq ft | 252.93 sq meters | Traditional fractional share measurement (1/16th of a Rupee estate share). |
Tip: Use the interactive Citizen Land Utility Suite above to calculate custom plot dimensions, convert fractional shares, or verify boundaries before registration.
Check your Maharashtra land records in four steps
Follow these four steps to search and download your land records:
- Step 1: Open the official portal Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha (bhulekh.mahabhumi.gov.in).
- Step 2: Select your Division (Vibhag) → District (Jilha) → Taluka → Village (Gaon) from the location menus.
- Step 3: Enter your Gat Number / Survey Number (CTS Number in Urban Areas), Khata Number (Form 8A), or recorded owner name.
- Step 4: View your 7/12 Extract (Satbara Utara) & 8A and download the MahaBhunaksha (Gaon Naksha / Mojani Map) PDF map.
Official Maharashtra revenue portal summary
| Attribute | Official Maharashtra Details |
|---|---|
| State or Union Territory | Maharashtra • महाराष्ट्र (West India) |
| Official Languages | मराठी (Marathi) and English |
| Official Portal Name | Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha (महाभूलेख (७/१२ सातबारा, ८अ) आणि महाभू-नकाशा) |
| Verified Gov Portal Domain | bhulekh.mahabhumi.gov.in • Open Direct Gov Gateway ↗ |
| Managing Authority | Revenue Department & Settlement Commissioner, Government of Maharashtra |
| Ownership Document (ROR) | 7/12 Extract (Satbara Utara) & 8A |
| Cadastral Plot Map | MahaBhunaksha (Gaon Naksha / Mojani Map) |
| Plot or Survey Identifier | Gat Number / Survey Number (CTS Number in Urban Areas) |
| Account or Ledger Identifier | Khata Number (Form 8A) |
| Mutation Process | Ferfar (Form 6 Mutation) |
| Citizen Inspection & Copy Fees | Free Public Viewing (₹0) • Certified Copy: ₹15 statutory fee (via CSC / e-District) |
| Statutory Service Delivery (RTPS) | 15 days for public notice + 30 days for certification under Maharashtra Right to Public Services Act, 2015. |
| Bhu-Aadhaar (ULPIN) Standard | Digitally signed E-Hakk mutation and e-Pik Pahani app integrated with Mahabhulekh ULPIN cadastre. |
| Governing Statutory Land Act | Maharashtra Land Revenue Code, 1966 (Mah. Act No. XLI of 1966) & MLR Record of Rights Rules 1971 |
| Administrative Hierarchy | Division (Vibhag) → District (Jilha) → Taluka → Village (Gaon) |
Official government land portals for Maharashtra
All links below connect directly to authentic state and central revenue servers. Server availability is monitored regularly.
Official state revenue servers experience heavy traffic between 11:00 AM and 04:00 PM due to Tehsil Sub-Registrar transactions, which may cause CAPTCHA timeouts.
| Portal Name | Primary Service | Domain & Status | Direct Access Link |
|---|---|---|---|
| Mahabhulekh Official Portal | Free Informational 7/12 & 8A by Division | ✔ Official Portal Link bhulekh.mahabhumi.gov.in | Open Portal ↗ |
| Digital Satbara (Aaple Abhilekh) | Digitally Signed QR 7/12, 8A & Ferfar (₹15 Copy) | ✔ Official Portal Link digitalsatbara.mahabhumi.gov.in | Open Portal ↗ |
| MahaBhunaksha Portal | Cadastral Gat Map, FMB & Boundary Lengths | ✔ Official Portal Link mahabhunakasha.mahabhumi.gov.in | Open Portal ↗ |
| e-Hakk Online Mutation | Online Ferfar Application & Objection Status | ✔ Official Portal Link bhulekh.mahabhumi.gov.in | Open Portal ↗ |
Genuine revenue records in Maharashtra are accessible exclusively through authorized government portals ending with .gov.in or .nic.in. Beware of commercial websites asking for monthly subscriptions, debit card numbers, or mobile OTPs. Official uncertified record viewing is free of cost across all districts.
जमीन का रिकॉर्ड खोजने से पहले आवश्यक जानकारी (Details Required Before Searching Land Records)
Keep these details ready before searching on Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha:
- Location path: Select your Division (Vibhag) → District (Jilha) → Taluka → Village (Gaon) from the dropdown menus.
- Gat Number / Survey Number (CTS Number in Urban Areas): Locates your parcel on the village map and shows boundary dimensions.
- Khata Number (Form 8A): Displays all plots registered under a single family or owner.
- Landowner name: Use this search option if you do not know the plot or account number.
What to do if your Maharashtra land record is not found online
While the majority of revenue villages in Maharashtra are digitized under the Digital India Land Records Modernization Programme (DILRMP), certain records may not appear in the online search. This typically happens in rural consolidation (chakkbandi) areas, newly bifurcated tehsils, parcels under ongoing consolidation court proceedings, or forest fringe zones.
Visit your jurisdictional Tehsil, Taluk, or Anchal revenue counter with your village name, Khasra or Khatauni reference, and owner name.
Submit an application for a certified manual copy of the 7/12 extract or 8A from the Taluka Revenue Record Room or Setu / Citizen Facilitation Centre. Fees are payable as per the Maharashtra revenue fee schedule with an official receipt.
If your village map sheet does not show parcel lines, submit a demarcation request (*Paimaish* / *Mojani*) through the Revenue Inspector or government surveyor (*Amin* / *Patwari*).
Village-level Common Service Centers (CSC) can verify if your record was recently locked during annual Jamabandi revision or pending mutation entry.
खेत / प्लॉट का भू-नक्शा (शजरा मैप) ऑनलाइन कैसे देखें और डाउनलोड करें? (How to View & Download Plot Map)
The cadastral map shows parcel boundaries, dimensions, and neighboring plots. Follow these five steps:
- Open the official Maharashtra mapping portal (Digital Satbara (Aaple Abhilekh)).
- Select your Division (Vibhag) → District (Jilha) → Taluka → Village (Gaon) in the location menu to load the village map sheet.
- Enter your Gat Number / Survey Number (CTS Number in Urban Areas) in the search box, or click directly on the land parcel inside the village map.
- Review the owner names, plot area, and land classification displayed in the verification panel.
- Click Map Report or Sketch PDF to save the plot map with its scale and north arrow.
bhulekh.mahabhumi.gov.in. भू-नक्शे पर खेत की सीमाएं, रास्ता और सरकारी संकेत कैसे समझें? (Understanding Plot Boundaries & Map Symbols)
Official village cadastral sheets (MahaBhunaksha (Gaon Naksha / Mojani Map)) use standardized cartographic symbols. Use this decoder to identify access roads, canals, and plot boundaries:
When reviewing plot numbers on the MahaBhunaksha (Gaon Naksha / Mojani Map), note the distinction between sub-divided and undivided parcels:
• Bata Khasra (e.g. 142/1, 142/2): Indicates an officially surveyed sub-division with defined boundary lines plotted on the cadastral map.
• Minjumla Khasra (e.g. 142 Min): Indicates an undivided co-share where the owner's legal fraction is recorded in the ledger, but specific boundary lines have not yet been demarcated on the physical map sheet.
If you are purchasing a Minjumla parcel, insist on an official boundary demarcation (Haddbandi / Seemankan under Maharashtra Land Revenue Code, 1966 (Mah. Act No. XLI of 1966) & MLR Record of Rights Rules 1971) before signing the final sale deed to ensure undisputed physical possession.
ऑनलाइन खसरा-खतौनी (जमीन का रिकॉर्ड) निकालने की पूरी प्रक्रिया (How to Check Land Ownership Record Online)
The 7/12 Extract (Satbara Utara) & 8A confirms ownership, share extent, and bank mortgage remarks. Follow these steps:
- Open Mahabhulekh Official Portal (bhulekh.mahabhumi.gov.in) in your web browser.
- Select the option to view 7/12 Extract (Satbara Utara) & 8A on the home screen.
- Choose your Division (Vibhag) → District (Jilha) → Taluka → Village (Gaon) and the current revenue year.
- Select your search method (Gat Number / Survey Number (CTS Number in Urban Areas), Khata Number (Form 8A), or Owner Name), enter the value, and submit the captcha code.
- Check each co-owner's share, total land area, and the remarks column, then print or save the PDF copy.
If you do not have your Gat Number / Survey Number (CTS Number in Urban Areas) or Khata Number (Form 8A), follow these simple steps:
1. Select your Division (Vibhag) → District (Jilha) → Taluka → Village (Gaon) as usual.
2. Click the search tab labeled खातेदार के नाम द्वारा खोजें (Search by Landholder Name).
3. Type the first 1 to 2 letters of the recorded owner name using the on-screen phonetic keyboard.
4. Select the matching name from the citizen list to reveal all registered Gat Number / Survey Number (CTS Number in Urban Areas) numbers, total landholding area, and co-sharer details.
खतौनी / जमाबंदी में इन जरूरी जानकारियों की जांच अवश्य करें (Key Details to Verify on Your Land Record)
Official revenue extracts on Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha use five standard columns. Use this table to verify each section before buying land or applying for a loan:
| Document Column | Meaning in Maharashtra | Buyer Verification Action |
|---|---|---|
| 1. Khata Number (Form 8A) | Unique ledger number assigned to a landowner or joint family holding in the village. | Match the seller's name and parent or spouse name with their Aadhaar card and sale deed. |
| 2. Gat Number / Survey Number (CTS Number in Urban Areas) | Unique parcel number on the village cadastral map (MahaBhunaksha (Gaon Naksha / Mojani Map)). | Confirm that the plot number on the 7/12 Extract (Satbara Utara) & 8A matches the parcel on the MahaBhunaksha (Gaon Naksha / Mojani Map). |
| 3. Land Area and Share | Total parcel area and each co-owner's fractional share. | Verify that the sale area stays within the seller's recorded share using the Area Unit Calculator. |
| 4. Land Classification | Category of land: Bhogwatadar Class-1 (Freehold/Transferable), Bhogwatadar Class-2 (Restricted Transfer), Government Lessee, and Gairan (Grazing).. | Confirm that the parcel belongs to a private transferable land category. |
| 5. Remarks and Mutation | Lists Ferfar (Form 6 Mutation) orders, crop loans (KCC), bank mortgages, and court orders. | Confirm that the remarks column shows a clear title for the parcel. |
Before paying any advance for land in Maharashtra, carefully inspect the Remarks Column (विवरण / अन्य विवरण). Look for entries stating "बंधक" (Mortgage), bank loan liens, or court stay orders (न्यायालय स्थगनादेश). If an outstanding registered mortgage or bank lien is recorded, a Bank No-Objection Certificate (NOC) alone is insufficient to clear title. A formal Deed of Reconveyance or Release of Mortgage must be executed by the lending institution and registered at the competent Sub-Registrar Office (SRO) under the Registration Act, 1908. Following registration, an application must be filed before the local revenue office (such as the Tehsil, Taluk Office, or BL&LRO) with the registered release deed to formally discharge the bank's charge or lien entry from the Record of Rights.
While Village Form VII (7/12 Extract) serves as the official fiscal record of rights, Village Form XII (Pik Pahani / Crop Inspection) records seasonal cultivation and actual occupancy. The Supreme Court has ruled that revenue entries in the 7/12 extract are maintained for tax purposes and do not confer legal title (Bhimabai Mahadeo Kambekar v. Arthur Import & Export Co. (2019) 3 SCC 191). Complete title verification requires examining registered sale deeds, obtaining an Index-II search from the Sub-Registrar Office, and verifying physical possession.
भू-आधार (ULPIN): 14-अंकीय विशिष्ट भू-खंड पहचान संख्या (14-Digit Land Parcel Identifier)
Under the Digital India Land Records Modernization Programme (DILRMP), revenue authorities in Maharashtra (महाराष्ट्र) are linking agricultural and non-agricultural plots with Bhu-Aadhaar (also known as ULPIN: Unique Land Parcel Identification Number).
Just as a 12-digit Aadhaar uniquely identifies an Indian citizen, a 14-character alphanumeric Bhu-Aadhaar uniquely identifies a specific piece of geographic land on earth. It is generated from the exact GPS latitude and longitude of the plot corners based on international ISO 19152 Land Administration Domain Model (LADM) standards.
| ULPIN Code Segment | Standard Administrative Level | Role in Land Registry & Verification |
|---|---|---|
| Characters 1 and 2 | State Census Code (27) | Specifies the state jurisdiction (Maharashtra prefix: 27). |
| Characters 3 and 4 | District Census Code | Identifies the revenue district authority. |
| Characters 5, 6, and 7 | Sub-District / Tehsil Code | Identifies the local Tehsil, Taluka, or Anchal office. |
| Characters 8, 9, and 10 | Revenue Village / Mauza Code | Locates the village survey map where the Gat Number / Survey Number is situated. |
| Characters 11 to 14 | GIS Centroid Coordinate Hash | Unique spatial coordinates calculated from the parcel boundary polygon. |
Type or paste your 14-character Bhu-Aadhaar code from your computer-generated 7/12 Extract to verify its structure:
Provides a single 14-character alphanumeric reference standard based on parcel boundary vertices coordinates under the ISO 19152 Land Administration Domain Model.
Serves as a common identifier across revenue, survey, and registration departments to reduce cadastral ambiguity in participating states.
Enables linking of textual Record of Rights (RoR) data directly with computerized GIS village maps (Bhu Naksha) where surveys are finalized.
Printed in the header of computerized land records and visible on the official state cadastral map portal for surveyed villages.
सरकारी शुल्क, नकल मिलने की समय-सीमा और कानूनी मान्यता (Official Fees, Timeline & Legal Validity)
Review the fee structure, processing time, and legal use case for each Maharashtra revenue document:
| Service Type | Official Fee | Processing Time | Legal Validity and Use Case |
|---|---|---|---|
| Informational 7/12 Extract (Satbara Utara) & 8A View | Free (₹0) | Instant Online | Personal verification of owner name, share, and plot status. |
| Informational MahaBhunaksha (Gaon Naksha / Mojani Map) PDF | Free (₹0) | Instant Online | Checking plot boundaries, road access, and neighboring survey numbers. |
| Digitally Signed QR 7/12 Extract (Satbara Utara) & 8A or Map | ₹15 to ₹50 per copy | Instant to 24 Hours | Admissible for statutory verification, bank loans, and official transactions when verified against state QR servers. While bhulekh.mahabhumi.gov.in offers free viewing, legally valid digitally signed 7/12, 8A, and Ferfar extracts with QR verification codes are downloaded from digitalsatbara.mahabhumi.gov.in for ₹15 without needing a physical Talathi signature. |
| Ferfar (Form 6 Mutation) Application | Standard State Tariff | State RTPS Notified Limits (Case Dependent) | Updates the buyer or legal heir name in the 7/12 Extract (Satbara Utara) & 8A after deed registration or succession. |
जमीन खरीदने से पहले जरूरी कानूनी जांच एवं विवाद निवारण प्रक्रिया (Property Buyer Verification & Dispute Appeals)
Land administration and records of rights in Maharashtra (महाराष्ट्र) follow the Maharashtra Land Revenue Code, 1966 (Mah. Act No. XLI of 1966) & MLR Record of Rights Rules 1971. Before buying land or settling a boundary dispute, complete these seven due diligence checks:
Seven property checks before buying land in Maharashtra
| Due Diligence Step | What to Verify on Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha | Critical Legal Risk / Red Flag |
|---|---|---|
| 1. Title & Fractional Share Match | Cross-verify the seller's name, parent/spouse name, and exact fraction in the 7/12 Extract register against the Sub-Registrar registered deed. | Red Flag: Discrepancy between the registered Sale Deed and the live computerized 7/12 Extract. Never purchase property based solely on an unverified power of attorney (GPA). |
| 2. Electronic Evidence Admissibility (Section 63 BSA 2023) | Download a Digitally Signed QR Copy from Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha or obtain a certified copy from the respective Tehsil / Revenue office. | Red Flag: Uncertified portal printouts serve for informational reference only. For judicial proceedings, bank mortgages, or statutory registrations, obtain an officially certified extract or digitally signed copy bearing QR validation as governed by Sections 63 and 74-76 of Bharatiya Sakshya Adhiniyam, 2023. |
| 3. Encumbrance & Bank Liens | Inspect Remarks Column 7/8/9 of the 7/12 Extract and verify 12 to 30 year Encumbrance Certificates (EC) on the state registration portal. | Red Flag: Undisclosed Kisan Credit Card (KCC) agricultural loans, cooperative bank hypothecations, or commercial bank mortgage charges. |
| 4. Pending Litigation & Stay Orders | Check if the Gat Number / Survey Number (CTS Number in Urban Areas) has pending succession (Varasat) disputes, partition suits, or revenue court injunction orders. | Red Flag: Buying land subject to pending litigation under Maharashtra Land Revenue Code, 1966 (Mah. Act No. XLI of 1966) & MLR Record of Rights Rules 1971. Transfer during litigation is subject to Section 52 Transfer of Property Act (Lis Pendens). |
| 5. Restricted & Non-Alienable Land | Verify the land class code (e.g. Government Vested, Ceiling Surplus, Gram Sabha, Bhoodan, Waqf, or SC/ST Tribal Protective Tenancy). | Red Flag: Sale of assigned, tribal, or ceiling surplus land without prior statutory permission from the District Collector is null and void ab initio. |
| 6. Land Use & NA Conversion Order | If buying for residential or commercial construction, verify the formal Non-Agricultural (NA / Diversion / Bastu / CLU) order number. | Red Flag: Constructing on unconverted agricultural land risks demolition and heavy penalties under state town planning and revenue codes. |
| 7. Ground Chauhaddi & Cadastral Naksha Match | Measure the parcel physically and match all 4 boundaries (North, South, East, West) with the scaled village map (`1:4000`). | Red Flag: Encroachment by neighboring plots or mismatch between physical ground boundaries and the digitized cadastral sheet. |
Official revenue appeal hierarchy in Maharashtra
If you find a spelling error in your 7/12 Extract, face boundary encroachment, or experience delays in Ferfar, follow this administrative appeal hierarchy:
| Administrative Tier | Designated Revenue Authority | Statutory Role & Citizen Recourse |
|---|---|---|
| Tier 1: Saja / Village | Talathi (Village Revenue Officer) | Enters mutation notice in Register of Mutations (Village Form VI - Ferfar) and serves 15-day public notice. |
| Tier 2: Circle Level | Circle Officer / Circle Inspector | Conducts field hearing on objections and certifies undisputed Ferfar entries to update Form VII/XII. |
| Tier 3: Taluka Level | Tahsildar / Naib Tahsildar | Adjudicates contested Revenue Tribunal Suits (RTS), issues certified Satbara extracts, and decides partition suits. |
| Tier 4: Sub-Division | Sub-Divisional Officer (SDO) / Prant Officer | First statutory appellate authority under Section 247 of the MLR Code against Tahsildar RTS decisions. |
| Tier 5: District Level | Collector / Additional Collector | Hears second revision applications under Section 257 and enforces Class-2 non-alienability rules. |
| Tier 6: State Tribunal | Maharashtra Revenue Tribunal (MRT) & Divisional Commissioner | Apex quasi-judicial appellate authority for agrarian tenancy and Land Revenue Code appeals. |
Statutory Service Timeline: 15 days for public notice + 30 days for certification under Maharashtra Right to Public Services Act, 2015. • Bhu-Aadhaar Status: Digitally signed E-Hakk mutation and e-Pik Pahani app integrated with Mahabhulekh ULPIN cadastre.
दाखिल-खारिज (नामांतरण) केस की स्थिति ऑनलाइन कैसे चेक करें? (Check Mutation Status Online)
After executing a registered sale deed, gift deed, or succession filing in Maharashtra (महाराष्ट्र), completing Ferfar is mandatory to substitute the seller or deceased owner's name with your name in the official 7/12 Extract. Follow this tracking guide on e-Hakk Online Mutation:
1. By Revenue Court Case Number (वाद संख्या): Enter the official computerized case number generated during application filing.
2. By Registered Deed Number (दस्तावेज संख्या): Enter the Sub-Registrar deed number, volume, and registration year from your sale deed.
3. By Applicant or Party Name: Search by buyer name or seller name with father/husband name in Devanagari or English.
4. By Gat Number / Survey Number / Mauza: Select your Division (Vibhag) → District (Jilha) → Taluka and enter your plot number to see all pending or disposed mutation cases.
Statutory Ferfar mutation approval stages in Maharashtra
| Mutation Stage | Statutory Procedure & Officer Action | What Citizen Must Verify |
|---|---|---|
| 1. Ferfar Application & Nond | Application filed via E-Hakk portal or auto-intimated via e-Step-in registry. Talathi enters a provisional entry in Village Form 6 (गाव नमुना ६ फेरफार). | Obtain the provisional Ferfar Number (फेरफार क्रमांक) and verify date of entry. |
| 2. Statutory 15-Day Notice (Section 150 MLRC) | A public notice under Section 150 of Maharashtra Land Revenue Code, 1966 is served to all recorded right holders and posted at the Gram Panchayat Chavdi with a 15-day objection window. | Track the 15-day objection period on Mahabhulekh E-Hakk. If unchallenged, the entry is listed as undisputed (बिनतक्रारी). |
| 3. Talathi Verification & Boundary Inquiry | The Talathi (तलाठी) examines the registered sale deed (दस्त क्रमांक) and verifies that the land is not restricted under Occupant Class-2 without Collector sanction. | Confirm that the Talathi records clear possession without marking the entry as disputed (तक्रारी). |
| 4. Circle Officer Certification (Ferfar Pramanikaran) | The Mandal Adhikari (मंडळ अधिकारी / Circle Officer) inspects the Ferfar register, verifies legal compliances, and formally certifies (प्रमाणित) or rejects the entry. | Download the certified Village Form 6 extract showing the Circle Officer's digital approval seal. |
| 5. Village Form 7/12 Ledger Update | Following certification, the live Village Form 7 (Adhikar Abhilekh) and Form 12 (Pik Pahani) on Mahabhulekh are permanently updated. | Generate a fresh 7/12 extract on bhulekh.mahabhumi.gov.in to confirm your name in the Kabjedar (Occupant) column. |
If a co-sharer or third party files an objection during the notice period, the case converts from an undisputed summary proceeding into a regular contested revenue lawsuit (विवादित वाद). Both parties are summoned with notices. As the buyer, you must present the certified copy of your registered sale deed, proof of physical possession (Chauhaddi), and modern computerized 7/12 Extract extracts. Under Maharashtra Land Revenue Code, 1966 (Mah. Act No. XLI of 1966) & MLR Record of Rights Rules 1971, summary revenue proceedings cannot determine complex civil title questions, which belong exclusively to the Civil Court.
If your registered property deed dates back several decades, the plot number recorded on the deed may refer to older Cadastral Survey (CS), Revisional Survey (RS), or pre-consolidation (Chakbandi) settlement registers. To find your modern Gat Number / Survey Number:
1. Check the Chauhaddi (चारदीवारी / Four Boundaries) on your registered deed to identify fixed physical benchmarks (neighboring roads, canals, or ancestral plots).
2. Open the village cadastral map (MahaBhunaksha (Gaon Naksha / Mojani Map)) on Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha and visually locate the plot shape using neighboring benchmark numbers.
3. If the survey numbers changed during re-settlement, request a Comparative Table (मिलान तालिका / Charkatta) from the District Collectorate Record Room (मुहाफ़िज़खाना) to bridge old survey numbers with current computerized records.
Troubleshooting search and portal errors in Maharashtra
If the government portal returns blank results or an error, check these database entry rules:
Record not found after recent registration
A recently registered transaction may not appear in the online Record of Rights until the mutation process has been completed and the record updated. Processing and update times vary by state, service category, and case circumstances. Use the official application-status facility or contact the competent revenue office for the status of your case.
Division and CTS Number Format
Select your administrative Division first. For urban or converted properties, search with the City Title Survey (CTS) Number or updated Gat Number rather than the ancestral survey number.
Name search returns zero results
State revenue databases store owner names in the regional script. Searching in English letters returns blank results. Enter the name using the script tool below or search by plot number.
Map shows a blank white page
Cadastral map engines open plot reports in a separate window. Allow pop-ups in your browser settings for https://digitalsatbara.mahabhumi.gov.in.
Document check: 7/12 Satbara Utara and Itar Hakka (इतर हक्क)
On Mahabhulekh 7/12 Satbara extracts, inspect the section labeled इतर हक्क (Other Rights / Liabilities). Entries for minor claims, government lease restrictions, or agricultural crop loans restrict the title and require clearance before transfer.
Post-search action scripts and application drafts for Maharashtra
If you discovered a misspelled name, missing plot share, or boundary conflict while inspecting your Maharashtra land records, copy these ready-to-use application templates to submit to the revenue authority:
1. Application for correction of clerical error in digital 7/12 Extract
To, The Tehsildar / Talukdar / Circle Officer, Revenue Circle / Tehsil: ______________________, District: ______________________, State: Maharashtra Subject: Application for correction of clerical / typographical error in Digital 7/12 Extract. Respected Sir/Madam, I, _______________________________, S/o / D/o / W/o _______________________________, resident of Village: __________________________, Tehsil: __________________________, District: __________________________, state as follows: 1. I am the lawful recorded owner of land located in: - Village / Mouza: __________________________ - Khata / Account Number: ___________________ - Gat Number / Survey Number: ________________ - Total Area: _______________________________ 2. Upon inspecting the computerized record on Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha, I observed the following error: - Existing Recorded Detail on Portal: __________________________________________________ - Correct Detail as per Registered Title Deed: _________________________________________ 3. Enclosed herewith are attested copies of: a) Registered Sale Deed / Partition Deed No. ____________ dated ____________ b) Current Land Revenue Tax Receipt c) Identity Proof (Aadhaar Card) I request your office to order the necessary field verification and direct the Patwari / Revenue Inspector to correct the digital record accordingly. Date: ____ / ____ / 202__ Place: ____________________ Signature: ______________________________ Mobile Number: __________________________
2. Formal request for physical field demarcation (MahaBhunaksha survey)
To, The Assistant Director of Land Records (ADLR) / Tehsildar, Department of Revenue & Land Records, District: ______________________, State: Maharashtra Subject: Request for physical field demarcation and boundary measurement based on official MahaBhunaksha. Respected Sir/Madam, I, _______________________________, am the lawful owner in physical possession of: - Gat Number / Survey Number: ________________________ - Village / Mouza: ____________________________________ - Tehsil / Taluk: _____________________________________ - District: ___________________________________________ Due to missing boundary stones / border disputes along adjacent parcels, I request an official field inspection and physical demarcation using the cadastral plot map layout. I have deposited the requisite official measurement fee of ₹__________ (Challan / Receipt enclosed). Please issue notice to the adjacent landholders and schedule the measurement date. Date: ____ / ____ / 202__ Place: ____________________ Signature: ______________________________ Contact: ________________________________
भूमि के प्रकार (कृषि, गैर-कृषि, आबादी) एवं हेल्पलाइन नंबर (Land Types & Official Helplines)
Land classifications in Maharashtra: Bhogwatadar Class-1 (Freehold/Transferable), Bhogwatadar Class-2 (Restricted Transfer), Government Lessee, and Gairan (Grazing)..
Certified copy procedure: While bhulekh.mahabhumi.gov.in offers free viewing, legally valid digitally signed 7/12, 8A, and Ferfar extracts with QR verification codes are downloaded from digitalsatbara.mahabhumi.gov.in for ₹15 without needing a physical Talathi signature.
Helpdesk and office support: Toll-Free Revenue Helpline 1800-120-8040 / Local Talathi Office / Maha e-Seva Kendra.
Under the Maharashtra Land Revenue Code, 1966 (Mah. Act No. XLI of 1966) & MLR Record of Rights Rules 1971 and State Public Services Guarantee Act, undisputed mutation (Ferfar) and certified 7/12 Extract copies must be delivered within 15 days for public notice + 30 days for certification under Maharashtra Right to Public Services Act, 2015.. If your application faces unexplained administrative delays or demands for unlawful gratification:
• First Appeal: File a statutory revision before the Sub-Divisional Officer (SDO / SDM) of your sub-division.
• Second Appeal: Escalate to the Additional District Magistrate (ADM / Revenue) or District Collector.
• Online Grievance Redressal: Submit a formal tracking complaint on the official state Chief Minister grievance redressal portal (e.g. CM Helpline / Lok Shikayat / Sampark / Jansunwai).
Citizen login and online land tax payment in Maharashtra
Use these five official citizen service modules on Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha (bhulekh.mahabhumi.gov.in) to log in, check plot and 7/12 Extract details by owner name, pay land revenue tax online, and link Aadhaar:
| Portal Module / Service | How It Works on Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha (MH) | Exact Menu Path & Citizen Action |
|---|---|---|
| 1. Free 7/12 Extract & Plot Info No Login Needed | Displays live plot area, land classification, co-sharer fractions, and Ferfar (Form 6 Mutation) history by Gat Number / Survey Number (CTS Number in Urban Areas), Khata Number (Form 8A), or Owner Name. | Select Division > Select District, Taluka & Village > Search 7/12 or 8A by Survey/Gat No. or Name on official Maharashtra 7/12 Extract portal (bhulekh.mahabhumi.gov.in) ↗. |
| 2. Cadastral Plot Map (MahaBhunaksha) Direct Map Sheet | Shows the scaled village map (`1:4000`), 4-side boundary lengths, road access, and neighboring plot numbers (Chauhaddi). | Select Rural/Urban, District, Taluka & Village > Enter Gat/Survey No. > Map Report PDF on official Maharashtra MahaBhunaksha portal (mahabhunakasha.mahabhumi.gov.in) ↗. |
| 3. Citizen Login, Tax & Ferfar Mobile OTP Login | Pays annual land revenue tax (Khajna / Lagan / Pauti), downloads digitally signed QR copies (₹15 to ₹50), and tracks Ferfar (Form 6 Mutation). | Public User ID + Password / Mobile OTP > Recharge Wallet (₹15) > Download Signed Satbara on official Maharashtra Citizen Login (digitalsatbara.mahabhumi.gov.in) ↗. |
| 4. Sub-Registrar Deed & EC Check IGRS / Stamp Portal | Verifies registered Sale Deeds (Index-II), 12 to 30 year Encumbrance Certificates (EC), government circle rates, and prohibited land lists. | Online Services > e-Search (Free Index-II Deed Verification) & e-ASR Stamp Duty Rate on official Maharashtra IGRS portal (igrmaharashtra.gov.in) ↗. |
5. Aadhaar e-KYC & Record CorrectionGrievance & Correction | Links the landowner's Aadhaar and mobile number with their Khata Number (Form 8A) to prevent fraudulent transfers and correct clerical spelling or area errors. | Submit an online correction request with your registered deed PDF or apply to your local revenue officer (Toll-Free Revenue Helpline 1800-120-8040). |
Step-by-step land revenue tax payment and digital receipt (e-Pauti) download
Paying annual land revenue tax (Lagan / Khajna / e-Pauti / Bhu-Rajaswa) online maintains fiscal compliance with state revenue authorities. Payment of land tax is for revenue collection purposes and does not establish ownership title, prove adverse possession, or resolve competing property claims. Follow these steps on Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha:
- Step 1 (Select Location): Open the official tax payment module and select your Division (Vibhag) → District (Jilha) → Taluka → Village (Gaon).
- Step 2 (Locate Demand Ledger): Enter your Khata Number (Form 8A) or Gat Number / Survey Number (CTS Number in Urban Areas) to view the computerized demand register (Register-II / Jamabandi).
- Step 3 (Inspect Arrears): Review the fee demand calculation, past payment history, cess, and any penalty interest. Confirm that no prior financial year arrears remain pending.
- Step 4 (Online Payment): Pay the assessed tax securely via the State Cyber Treasury gateway using UPI, Net Banking, or Debit Card.
- Step 5 (Download QR e-Pauti): Instantly download and print the digitally signed tax clearance receipt (e-Pauti) containing the Government Reference Number (GRN) and payment verification barcode.
Check Maharashtra 7/12 Satbara, 8A, and cadastral maps online
Use these official services to verify ownership, inspect plot maps, check encumbrances, and track mutation orders in Maharashtra:
| Maharashtra Service Module | Key Features & User Benefit | Exact Link & Action Steps |
|---|---|---|
| 1. Free 7/12 & 8A by Revenue Division | Access free informational Satbara (Form VII ownership + Form XII crops) across all 6 administrative divisions: Pune, Konkan, Nashik, Chhatrapati Sambhajinagar, Amravati, and Nagpur. | Open Mahabhulekh Portal ↗, select your Division, District, Taluka, Village, and search by Survey / Gat Number or Owner Name. |
| 2. Digital Satbara (Aaple Abhilekh ₹15 Copy) | Download 14-character ULPIN-linked digitally signed 7/12, 8A, and Ferfar extracts with QR verification codes. Legally valid in banks and courts without physical Talathi signature. | Log in to Digital Satbara Portal (Aaple Abhilekh) ↗, recharge wallet with ₹15, enter Gat number, and download instant signed PDF. |
| 3. MahaBhunaksha Village Gat Map | Inspects digitized village cadastral maps, Field Measurement Book (FMB) sketches, boundary lengths, and road connectivity. | Visit MahaBhunaksha Portal ↗, select District > Taluka > Village, enter Gat number, and download Map Report PDF. |
| 4. Ferfar (फेरफार Form 6 Mutation Tracker) | Monitors mutation status after registered sale deeds or inheritance. Verifies whether any third-party objection (हर्कत) is raised during the statutory 15-day notice period. | Track mutation progress via e-Hakk online on Mahabhulekh Portal ↗ using your Application / Mutation Number. |
| 5. Bhogwatadar Class-1 vs Class-2 Due Diligence | Occupancy Class-1 signifies freehold transferable land. Class-2 denotes restricted tenure (government allotted / tribal land) that cannot be sold without prior statutory Collector NOC. | Check the "Bhogwatadar Varg" column on your 7/12 extract before paying token advances for agricultural or layout land in Maharashtra. |
Land classifications and transfer rules in Maharashtra
Before paying an advance or registering a Sale Deed in Maharashtra (महाराष्ट्र), check the land classification code on the 7/12 Extract against this legal verification table:
| Verification Check | Official Maharashtra Revenue Code & Legal Meaning | What a Buyer or Owner Must Do |
|---|---|---|
| 1. Safe Transferable Land Class | Bhogwatadar Varg-1 (भोगवटादार वर्ग-१: Occupant Class-1 Freehold Transferable Without Permission) | Confirm that the seller's name, parent/spouse name, and fractional share match both the 7/12 Extract and the Sub-Registrar EC. |
| 2. Restricted / Prohibited Land Class (Red Flag) | Bhogwatadar Varg-2 (भोगवटादार वर्ग-२: Inam/Watan/Tenant Land Requiring Collector Prior Permission), Gairan/Forest | Do not pay an advance. Government, Vested, Forest, or Class-2/Assigned land cannot be sold without prior statutory Collector permission. |
| 3. Non-Agricultural (NA / Conversion) Check | Agricultural plots require formal land-use conversion (NA / Bastu / CLU / Diversion) before residential or commercial construction. | Verify the official Conversion Order number on the 7/12 Extract before buying a plotted layout or house site. |
| 4. Un-Subdivided Joint Plot (Min / Bataank / Phodi) | When a plot is sold from a larger joint parcel, the new sub-division (`/1`, `/2`, `Min`) must be drawn on the MahaBhunaksha. | Insist on an official pre-mutation sketch or boundary demarcation so your exact ground parcel is separated on the village map. |
| 5. Revenue Officer Escalation & Helpdesk | Official Authority: Revenue Department & Settlement Commissioner, Government of Maharashtra Support & Escalation: Toll-Free Revenue Helpline 1800-120-8040 / Local Talathi Office / Maha e-Seva Kendra | File clerical corrections or delayed Ferfar appeals online with your Case Number and registered deed copy. |
District coverage for Maharashtra land records
Official Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha land records, 7/12 Extract registers, and cadastral village maps cover all revenue districts and local revenue offices across Maharashtra:
Local revenue terms in Maharashtra
Use these regional definitions to read Maharashtra revenue documents accurately (see also the All-India Land Terminology Glossary):
7/12 Satbara Extract
Village Form VII (ownership, occupancy class, bank loan boja) and Form XII (crops and fallow area) maintained by Talathi.
Gat Number / Survey Number
The cadastral land parcel identifier depicted on MahaBhunaksha maps.
8A Extract (खाते उतारा)
Holding ledger listing all agricultural plots and total assessment payable by a Khatedar in a village.
Ferfar (फेरफार Form 6)
The mutation register tracking property transitions (sale deed, waris, partition, release deed) with 15-day public notice.
Bhogwatadar Class-1 vs Class-2
Class-1 is private freehold transferable land. Class-2 (occupant with restricted rights, e.g. government allotted or tribal land) cannot be sold without Collector NOC.
ULPIN (14-Character Bhu-Aadhaar)
Unique Land Parcel Identification Number embedded on digitally signed 7/12 extracts.
स्थानिक प्रशासकीय व महसूल बारकावे (Local Administrative & District Nuances - Verified October 2026)
महाराष्ट्रात जमिनीचे व्यवहार आणि महसूल दस्तऐवजांची छाननी करताना खालील वैधानिक तरतुदी आणि प्रशासकीय कार्यपद्धती अत्यंत महत्त्वाची ठरतात:
1. गाव नमुना ७ (अधिकार अभिलेख) विरुद्ध नमुना १२ (पीक पाहणी) (Namuna 7 vs Namuna 12)
महाभूलेख पोर्टलवरील ७/१२ हा दोन स्वतंत्र वैधानिक नमुन्यांचा संयुक्त उतारा आहे. गाव नमुना ७ (अधिकार अभिलेख) मध्ये भूधारणा पद्धत, खातेदारांची नावे, एकूण क्षेत्र (जिरायत, बागायत, पोटखराब) आणि इतर हक्क/बोजा यांची नोंद असते. गाव नमुना १२ (पीक पाहणी) मध्ये तलाठ्याद्वारे नोंदवलेले प्रत्यक्ष लागवडीखालील पीक, हंगाम, जलसिंचन साधने आणि चालू वहिवाट दर्शवली जाते. खरेदीपूर्वी पोटखराब वर्ग 'अ' (शेतजमीन लागवडीस अयोग्य) व वर्ग 'ब' (सार्वजनिक रस्ते, नाले) ची वजावट तपासावी.
2. भोगवटादार वर्ग-१ विरुद्ध वर्ग-२ जमिनी (Occupant Class 1 vs Class 2 Restrictions)
महाराष्ट्र जमीन महसूल संहिता, १९६६ (MLRC 1966) च्या कलम २९ नुसार जमीन दोन मुख्य वर्गांत विभागली जाते: (१) भोगवटादार वर्ग-१: पूर्ण मालकी हक्क, ज्याच्या हस्तांतरणासाठी शासकीय परवानगीची गरज नसते. (२) भोगवटादार वर्ग-२: नवीन अविभाज्य शर्तीवर मिळालेली, देवस्थान, वतन अथवा पुनर्वसन जमीन, ज्याच्या विक्रीसाठी जिल्हाधिकाऱ्यांची (District Collector) पूर्वपरवानगी व शासकीय नजराणा भरणे अनिवार्य असते. परवानगीशिवाय केलेला व्यवहार कायद्याने शून्य (Void ab initio) ठरतो.
3. फेरफार नोंद व १५ दिवसांची नोटीस प्रक्रिया (Ferfar Tracking & Section 150 Notice)
नोंदणीकृत खरेदी खतानंतर (Sale Deed) आपोआप ७/१२ वर नाव चढत नाही. MLRC १९६६ च्या कलम १५० अन्वये तलाठ्याद्वारे गाव नमुना ६ (फेरफार) मध्ये कच्ची नोंद केली जाते आणि हितसंबंधितांना १५ दिवसांची वैधानिक जाहीर नोटीस (वादग्रस्त फेरफार तपासणी) जारी केली जाते. कोणतीही हरकत न आल्यास मंडळ अधिकारी (Circle Officer) सदर फेरफार प्रमाणित (Certified) करतात, त्यानंतरच ७/१२ उताऱ्यामध्ये पक्के नाव समाविष्ट होते.
जमीन खरीदने से पहले जांच के 3 आसान चरण (3-Step Land Verification Guide)
Complete these three checks before paying an advance or signing an agreement in Maharashtra:
Seller identity and title match
Compare the seller name and parentage in the digital 7/12 Extract directly against their government photo identity (Aadhaar, PAN) and registered deed.
Ground boundary and map match
Inspect the plot on site with the official MahaBhunaksha. Confirm that road access, boundary dimensions, and neighboring plot numbers match the surveyed sheet.
Mutation status tracking
Deed registration at the Sub-Registrar office records the transfer, but revenue ownership updates only after mutation. Track the Ferfar until the new name is recorded on the ledger.
Maharashtra Land Administration: Essential Procedural Modules
Official Maharashtra land administration is governed by the Maharashtra Land Revenue Code (MLRC) 1966 across Mahabhulekh, Mahabhumi, and Aapli Chawadi. Review these four procedural pathways before purchasing agricultural land, verifying 7/12 extracts, or tracking mutation objections.
1. Digital 7/12 (Saat-Baara) with ULPIN & QR Code Verification
The 7/12 extract is Maharashtra's official Record of Rights under the MLRC 1966, combining Village Form VII (legal rights and encumbrances) and Village Form XII (agricultural crops and cultivation).
- Digitally Signed 7/12: Issued through digibhumi.mahabhumi.gov.in with an encrypted digital signature of the Talathi and an official QR code. Legally valid under Section 148 of MLRC 1966 without physical attestation.
- Village Form 8A: Total landholding extract detailing the consolidated assessment and all agricultural parcels registered under a specific Khata Number.
- ULPIN Integration: Every digitized 7/12 features a unique 14-character national Bhu-Aadhaar (ULPIN) parcel number providing spatial parcel identification.
2. Aapli Chawadi Public Notice Board & Objection Filing
Under Section 150 of the Maharashtra Land Revenue Code, whenever a deed is registered or succession occurs, the Talathi posts a 15-day public notice on Aapli Chawadi (aaplichawadi.mahabhumi.gov.in).
- 15-Day Objection Window: Any co-heir or interested party can inspect pending Ferfar (mutation) notices online and submit formal objections before the Circle Officer certifies the mutation.
- Ferfar Status Tracking: Real-time tracking of mutation entries (Kacha Ferfar vs Pakka Ferfar) across all 36 Maharashtra districts.
3. Urban Property Card (Malmatta Patrak) Verification
In urban areas governed by City Survey Offices (CTSO) such as Mumbai, Pune, Nagpur, and Thane, the 7/12 extract is replaced by the Property Card (Malmatta Patrak / Akhiv Patrika).
- City Survey Number (CTS No): The primary municipal parcel identifier instead of agricultural Gut/Survey numbers.
- Title Data: Documents private ownership, municipal carpet area, encumbrances, and local road widening reservations.
4. Section 63 Tenancy Act: Agricultural Land Purchase Restrictions
Under Section 63 of the Maharashtra Tenancy and Agricultural Lands Act (BTAL Act), no non-agriculturist can purchase agricultural land in Maharashtra without prior statutory sanction from the District Collector.
- Farmer Certificate: Buyers must possess agricultural status (proven via existing 7/12 extract anywhere in India) or obtain prior Collector permission under Section 63.
- Class-2 Land Restrictions: Land recorded as Bhogwata Varg-2 (Inam, tribal land, or government leasehold) cannot be transferred without Collector premium payment.
आधिकारिक Maharashtra राजस्व हेल्पलाइन एवं सहायता केंद्र (Official Helpdesk & Support)
यदि आपको Mahabhulekh पोर्टल पर खतौनी देखने, भू-नक्शा डाउनलोड करने, या दाखिल-खारिज स्थिति ट्रैक करने में कोई तकनीकी बाधा आती है, तो आधिकारिक हेल्पलाइन से संपर्क करें:
📞 आधिकारिक संपर्क विवरण (Maharashtra Revenue Contact)
- हेल्पलाइन फोन: 020-25709000
- वैकल्पिक सहायता: Toll-Free Revenue Helpline: 1800-120-8040
- ईमेल सहायता: helpdesk.mahabhulekh@gov.in
- नियंत्रक विभाग: Settlement Commissioner & Director of Land Records, Maharashtra
- मुख्यालय / पता: Central Building, Station Road, Pune, Maharashtra 411001
- कार्य दिवस व समय: 9:45 AM - 6:15 PM (Working Days)
- निकटतम केंद्र: Maha e-Seva Kendra / Talathi Saja
🛠️ आम तकनीकी समस्याओं के त्वरित समाधान
- सर्वर टाइमआउट (504 Gateway Timeout): सरकारी सर्वरों पर दोपहर 11 से 3 बजे के बीच ट्रैफिक अधिक होता है। सुबह 7 से 9 बजे अथवा शाम 6 बजे के बाद प्रयास करें।
- कैप्चा कोड (CAPTCHA) लोड न होना: ब्राउज़र का कैश साफ करें अथवा 'Private/Incognito Window' में वेबसाइट खोलें।
- नाम की स्पेलिंग न मिलना: सीधे नाम की जगह अपने Gat Number / Survey Number से खोजें; इससे वही सटीक नाम प्रदर्शित होगा जो सरकारी रजिस्टर में दर्ज है।
- बैंक या कोर्ट के लिए प्रमाणित प्रति: ऑनलाइन कंप्यूटर प्रति केवल व्यक्तिगत जानकारी के लिए मान्य है। बैंक लोन अथवा कोर्ट पेशी हेतु अपने स्थानीय तहसीलदार कार्यालय या सीएससी केंद्र से डिजिटल हस्ताक्षर युक्त सर्टिफाइड कॉपी (Certified Copy) प्राप्त करें।
Frequently asked questions
Verified Citizen Queries1. [मराठी (Marathi)] महाराष्ट्रात ७/१२ सातबारा आणि डिजिटल स्वाक्षरी उतारा कुठून काढावा?
विनामूल्य पाहणीसाठी bhulekh.mahabhumi.gov.in, डिजिटल स्वाक्षरीच्या उताऱ्यासाठी digitalsatbara.mahabhumi.gov.in आणि गट नकाशासाठी mahabhunakasha.mahabhumi.gov.in अधिकृत पोर्टल आहेत. हेल्पलाइन: 1800-120-8040.
2. Which is the official website to check Maharashtra land records and plot maps?
The Revenue Department & Settlement Commissioner, Government of Maharashtra manages the official Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha portal at official Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha website (bhulekh.mahabhumi.gov.in).
3. What details are needed to view a plot map (MahaBhunaksha (Gaon Naksha / Mojani Map)) in Maharashtra?
Select your location path (Division (Vibhag), District (Jilha), Taluka, Village (Gaon)) and enter your Gat Number / Survey Number (CTS Number in Urban Areas). You can also find the plot number by searching with the owner name in the 7/12 Extract (Satbara Utara) & 8A register or clicking the parcel on the village map.
4. How do I get a legally valid copy from Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha for bank loans or court use?
Online printouts work for personal reference. For bank loans and court use, download a digitally signed copy with a QR code or get a certified extract from your local revenue office. While bhulekh.mahabhumi.gov.in offers free viewing, legally valid digitally signed 7/12, 8A, and Ferfar extracts with QR verification codes are downloaded from digitalsatbara.mahabhumi.gov.in for ₹15 without needing a physical Talathi signature.
5. How do I update my name in Maharashtra land records after buying land or inheritance?
Submit a Ferfar (Form 6 Mutation) application with your registered sale deed or succession certificate and identity proof on the state revenue portal or local Tehsil office. The revenue office updates the 7/12 Extract (Satbara Utara) & 8A after approving the mutation order.
6. How does Bhu-Aadhaar (ULPIN) protect land buyers in Maharashtra?
Bhu-Aadhaar is a 14-character unique alphanumeric identifier assigned to land parcels based on the latitude and longitude coordinates of parcel boundary vertices. ULPIN serves as a standardized spatial identification code to identify and cross-verify land parcels on computerized cadastral maps; it does not independently guarantee legal title or prevent transactions without Sub-Registrar and revenue court verification. Active bank mortgages and encumbrance liens are recorded in your computerized 7/12 Extract.
7. How do I pay land revenue tax (Lagan or Khajna) online in Maharashtra?
Access the tax module on Mahabhulekh (Bhulekh Mahabhumi) & MahaBhunaksha, enter your Division (Vibhag) and District (Jilha), check your demand register (Register-II or Jamabandi) for pending arrears, pay securely through the state cyber treasury gateway using UPI or Net Banking, and download your digitally signed e-Pauti tax receipt.